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HomeMy WebLinkAbout2024-10-03 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, October 03, 2024 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Patrick Grace Commissioner Matthew Sandoval Commissioner Jared Smith Chairperson Maria Lorcher Commissioner Sam Rust ABSENT Commissioner Brian Garrett Commissioner Andrew Seal ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion approve made by Commissioner Grace, Seconded by Commissioner Rust. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 1. Approve Minutes of the September 19, 2024 Meeting of the Planning and Zoning Commission 2. Findings of Fact, Conclusions of Law for Outer Banks (H-2024-0026) by J-U-B Engineers, Inc. located off the southwest corner of W. Franklin Rd. and S. Ten Mile Rd. 3. Findings of Fact, Conclusions of Law for Baldcypress Multi-Family (H-2024-0028) by Pivot North Design, located at 3570 N. Eagle Rd. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 4. Public Hearing continued from September 19, 2024 for Meridian OZ (MCU-2024- 0002) by Pivot North Design, located at 1475 E. Franklin Rd. Approved Application Materials: https://bit.ly/MCU-2024-0002 A. Request: Conditional Use Permit Modification for a multi-family development consisting of 36 residential units on 2.39 acres of land in the R- 40 zoning district. Motion to approve made by Commissioner Grace, Seconded by Commissioner Rust. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 5. Public Hearing for Ziggi's Coffee (H-2024-0035) by KM Engineering, located at 4801 S. Tavistock Ave. Approved Application Materials: https://bit.ly/H-2024-0035 A. Request: Conditional Use Permit to construct a drive-through establishment with food and drink services including an outdoor seating area on 0.497 acres in the C-N zoning district. Motion to approve made by Commissioner Grace, Seconded by Commissioner Rust. Voting Yea: Commissioner Grace, Commissioner Sandoval, Chairperson Lorcher, Commissioner Rust Voting Nay: Commissioner Smith 6. Public Hearing for Cedar Springs Animal Care Facility (H-2024-0036) by Sandee Transtrum, Biltmore Co., located at 4759 N. Summit Way Approved Application Materials: https://bit.ly/H-2024-0036 A. Request: Conditional Use Permit to develop a 4,450 sq. ft. animal care facility offering general practices, such as, examinations and small procedures on 0.249 acres of land in the L-O zoning district. Motion to approve made by Commissioner Grace, Seconded by Commissioner Rust. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 7. Public Hearing for Baratza Subdivision (H-2024-0016) by Ella Passey, The Land Group, located at SE corner of N. Black Cat Rd. and W. McMillian Rd. Recommend Denial to Council Application Materials: https://bit.ly/H-2024-0016 A. Request: Annexation of 80.3 acres of land with R-8 (26.98) and R-15 (53.32) zoning districts B. Request: Preliminary Plat consisting of 347 building lots, 29 common lots and 1 right-of-way lot C. Request: Council Waiver for block length on six (6) street segments that exceed the maximum 750 ft. block length requirement on land that is currently zoned RUT Motion to recommend denial to Council made by Chairperson Lorcher, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Smith Voting Nay: Commissioner Grace, Commissioner Rust 8. Public Hearing continued from July 18, 2024 for The Gateway at 10 Mile (H-2024- 0010) by KM Engineering, LLP., located at NE corner of W. Franklin and N. Ten Mile Rd. Recommend approval to Council Application Materials: https://bit.ly/H-2024-0010 A. Request: Conditional Use Permit for 390 multi-family units in the R-40 zoning district. B, Request: Preliminary Plat consisting of 31 buildable lots and 3 common lots on 38.99 acres of land zoned C-G and R-40. Motion to recommend approval made by Commissioner Grace, Seconded by Commissioner Smith. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust 9. Public Hearing for Rolling Hill (H-2023-0070) by JD Planning and Consulting, located at 1560 Rolling Hill Dr. Recommend Denial to Council Application Materials: https://bit.ly/H-2023-0070 A. Request: Annexation of 6.90 acres of land from the R-1 zone in Ada County to the C-C (Community Business District) zone to develop two (2) vertically integrated residential structures featuring 90 dwelling units and 20,134 sq. ft. of commercial space B. Request: Conditional Use Permit to develop one (1) multi-family building consisting of 64 dwelling units on 5.89 acres in the proposed C-C zone Motion to recommend denial made by Commissioner Sandoval, Seconded by Commissioner Grace. Voting Yea: Commissioner Grace, Commissioner Sandoval, Commissioner Smith, Chairperson Lorcher, Commissioner Rust ADJOURNMENT 10:02 PM --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting October 3, 2024. Meeting of the Meridian Planning and Zoning Commission of October 3, 2024, was called to order at 6:00 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Jared Smith, Commissioner Patrick Grace and Commissioner Matthew Sandoval. Members Absent: Commissioner Brian Garrett and Commissioner Andrew Seal. Others Present: Tina Lomeli, Kurt Starman, Bill Parsons, Sonya Allen, Linda Ritter, Nick Napoli and Dean Willis. ROLL-CALL ATTENDANCE Brian Garrett X Andrew Seal X Matthew Sandoval X Patrick Grace Enrique Rivera X Jared Smith X Maria Lorcher— Chairman Lorcher: Good evening. Welcome to the Planning and Zoning Commission meeting for October 3rd, 2024. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall and on Zoom. We also have staff from the City Attorney and the City Clerk's office, as well as the city -- city's Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting. However, your ability to be seen on screen and talk will be muted. During the public testimony of the meeting you will be unmuted and, then, able to comment. Please note that we cannot take questions until the public testimony portion of the meeting. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply would like to watch the meeting we encourage you to watch this on the streaming -- streaming on the city's YouTube channel. You can access it at city -- meridiancity.org/live. With that let us begin with roll call. Madam Clerk. ADOPTION OF AGENDA Lorcher: The first item on the agenda is the adoption of the agenda. There are no changes to tonight's agenda. Could I get a motion to adopt tonight's agenda? Grace: So moved. Smith: Second. Lorcher: It's been moved and seconded to adopt the agenda. All in favor say aye. Any opposed? Motion -- motion carries. F Meridian Planning&Zoning Commission October 3,2024 Page 2 of 69 MOTION CARRIED: FIVE AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the September 19, 2024 Meeting of the Planning and Zoning Commission 2. Findings of Fact, Conclusions of Law for Outer Banks (H-2024-0026) by J-U-B Engineers, Inc. located off the southwest corner of W. Franklin Rd. and S. Ten Mile Rd. 3. Findings of Fact, Conclusions of Law for Baldcypress Multi-Family (H-2024-0028) by Pivot North Design, located at 3570 N. Eagle Rd. Lorcher: Next is the Consent Agenda. We have three items on the Consent Agenda. To approve the minutes from the September 19th Planning and Zoning meeting. Facts and Findings and Conclusions of Law for Outer Banks Subdivision and Facts and Findings and Conclusions of Law for the Baldcypress Multi-Family Community. Could I get a motion to accept the Consent Agenda as presented? Grace: I move to accept. Rust: Second. Lorcher: It's been moved and seconded to accept the Consent Agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: At this time I would like to briefly explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and our Unified Development Code. After staff has made their presentation the applicant will come forward and present their case and respond to staff's comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor for public testimony. Each person will be called only once during public testimony. The clerk will call the names individual -- individually of those who have signed up on our website in advance to testify. You can come to the microphones in Chambers or you can be unmuted on Zoom. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or presentation for the meeting it will be displayed on your screen and our City Clerk will help you run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group allow you to speak on their behalf, you will have up to ten minutes. After all of those who have signed up in Meridian Planning&Zoning Commission October 3,2024 Page 3 of 69 advance have spoken we will invite any others in Chambers who wish to testify. If you wish to speak on the topic you may come forward in Chambers or if on Zoom you may raise hand button -- use the raise hand button and if you are listening on a telephone, please, press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please be sure to mute those extra devices so we do not experience feedback, so we can hear you clearly. When you are finished if the Commission does not have any questions for you you will return to your seat in Chambers or be muted on Zoom and no longer have the ability to speak. Please remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant has finished responding to questions and concerns we will close the public hearing and the Commissioners will have an opportunity to discuss and hopefully make final decisions -- decisions or recommendations to City Council as needed. So, a couple of things I would like to do before we start the meeting. I would like to introduce Sam Rust. He is our newest commissioner. So, welcome, Sam. He is from the impact area in southwest Meridian. So, he lives out on -- south of -- south of 84 and this Commission is comprised of commissioners from all different parts of the City of Meridian and the impact area. So, we all have an interesting perspective because we don't all live in the same place. He lives in southwest Meridian. I live in northwest Meridian. Commissioner Grace lives in another place as well. So, we have a different perspective on all of the city, so that we can hopefully make good decisions in regard to our community. Secondly, we have a couple applications which may go longer than anticipated based on public comment and if we get to 10:00 o'clock tonight we will not open any new applications after 10:00. Hopefully we won't get to that point. We will try to do this efficiently and -- and move forward. And, finally, we invite anybody who is on Zoom or in Chambers to speak. If you are addressing a particular topic, such as your community, traffic, schools and all those types of things, we don't need every person to talk about the same subject every single time. So, if you see that a person comes up and discusses that particular application and what you want to say is something that they have already iterated, it is not necessary for you to come up unless you really would like to speak. But everybody has their right for their three minutes, so we will do that as well. ACTION ITEMS 4. Public Hearing continued from September 19, 2024 for Meridian OZ (MCU-2024-0002) by Pivot North Design, located at 1475 E. Franklin Rd. A. Request: Conditional Use Permit Modification for a multi-family development consisting of 36 residential units on 2.39 acres of land in the R-40 zoning district. Lorcher: All right. So, with that I would like to open the public hearing for Item H-2024- 0002, to continue the Meridian OZ for conditional use permit modification for a multi- family development for 36 residential units. We will start with the staff report. Meridian Planning&Zoning Commission October 3,2024 Page 4 of 69 Starman: Madam Chair, staff is bringing up the staff report. I'm just going to plant a seed with Commissioner Rust, since he is new to the Commission and did not participate in the initial portion of this public hearing, if you have had an opportunity to review the record, meaning the minutes and/or the video and you feel like you are -- you are able to participate tonight you -- you have seen the -- the previous testimony and you are prepared to dive in, that's perfectly fine. If you haven't had an opportunity to do that or you don't feel comfortable it's okay to recuse as well, since you weren't a part of that first part of the public hearing. So, I will leave that to your good discretion. But either way is okay. Napoli: Good evening, Madam Chair, Members of the Commission. So, this is a continuation from the previous hearing. Meridian OZ. I did -- we did have a chance to meet with the applicant and make some changes or some proposals for you tonight and the applicant has two options. We will be presenting two options for you here tonight. So, we can move along with the applicant as long as you guys are comfortable with that. Lorcher: Yes. That sounds good. Stamen: All right. For the benefit of Commissioner Rust, I will just review a few stats. This was previously approved under conditional use approval in November of 2023, last year, and really what we are seeking to modify in that conditional use approval are the items that you see boxed in red. So, we are looking to go to the full height limit that's permitted for this zone. It's R-40 zone. We are proposing 36 units, 18 one bedroom, 18 two bedrooms. That's another difference from the previous CUP approval. And, then, the parking that goes along with that unit count has modified. Lorcher: Yeah. I do need you to state your name and address for the record before you really get into it. Stamen: Danielle Stamen. And our offices are located at 116 South 6th Street in Boise. Lorcher: Thank you. Stamen: You are welcome. Okay. A quick review of the proposal of the buildings and, then, I will focus in tonight on -- on the item that caused the carryover from last time. So, we were discussing I think the privacy and the boundary at the south of the site. South of the site, to reiterate, is a current residential property that is not incorporated into the City of Meridian, but maybe annexed in the future. So, we are proposing a six foot high closed vision fence and that condition is listed in the staff report as part of the proposed approval. Additionally, there is a requirement in accordance with the city's comp plan to provide cross-access easement between the sites. So, you can see our future cross-access easement -- we have located -- that the vehicular one is located where it was previous, but the pedestrian cross-access easement has been moved 85 feet to the east. If you recall from last meeting the residential property, the house is Meridian Planning&Zoning Commission October 3,2024 Page 5 of 69 located to the south and west of where that cross-access easement is proposed. So, there will be a fence there and, then, the cross-access easement is basically a driveway stub and a sidewalk stub that ends in a six foot high closed vision fence. We did look at several locations for this cross-access easement and it should be noted that closer to Locust Grove Road there is a significant drop in grade right there. So, our proposal would bring up that grade meeting the street elevation, which is, of course, necessary to get that drive aisle in. So, the red dashed line is showing where the retaining wall would be that physically really prevents a vehicular cross-access easement there until the site to the south possibly is regraded in the future. So, there is really two options to consider. One we could put the driveway in where it's located in this exhibit with that pedestrian cross-access located a little bit to the east. We could also -- I think alternatively pursue a cross-access easement that the location is determined at a later date. Let's say the property to the south is sold, it's -- it's currently on the market and we know more about the use of that property. I think that's the biggest curveball here is we really don't know if that will be a light industrial use, a residential use, a multi-family use. So, we really don't have a great vision of what type of traffic may be moving through that cross-access easement. You can see the residents located to the south and we have also wanted to show the grade difference that's really preventing us from putting that easement closer towards Locust Grove. It's about a four foot drop. To show just how this site could be built out to the -- to the south, we are not proposing this build out. It's really just to see how that could connect. If it was multi-family of the size that our project is proposing you could have that center cross-access easement work quite well for parking access, but this is not to say that we are proposing that, we are not purchasing the site and that really could be anything allowable by the city if it's annexed. To I think make the point for sort of an open location easement on this one, the previous CUP approval did not identify a location for this cross-access easement, so I think that's a point to be made that following the precedent of the previous approval there really was no location. It's a condition that is contingent on getting the certificate of occupancy for this project. And that's all I have. Lorcher: Commissioners, do you have any questions for the applicant before we take public testimony? Grace: Madam Chair, I have a couple questions. Lorcher: Commissioner Grace. Grace: Thank you, Danielle. So, can you just clarify -- I thought I read that the -- had the elevations changed at all on the -- on the structures or is it just the 18 and 18, one bedroom, two bedroom? Stamen: The previous CUP approval was for a two-story development. We are proposing a three story -- three three story buildings. Grace: Okay. Meridian Planning&Zoning Commission October 3,2024 Page 6 of 69 Stamen: So, that's why -- the previous approval was around a 35 foot height limit and we are proposing about 45 and because the -- the site has a significant grade difference from one point to the other, the max height is also pinned to average grade plane, so we would like the flexibility because we are locating those buildings at three different site elevations, if that makes sense. Yeah. Grace: And, then, second question is are you -- so, can you -- can you just clarify. Are you suggesting you -- you -- you would like to wait on identifying the location of the cross-access easement? Is that the vehicle one or the pedestrian one or both? Stamen: It would really be both. I think for our team, frankly, there is value in just putting it in where we have proposed and -- and being done. I don't know that that serves the site to the south in the best way if it's annexed, but from what we know now ideally it would be located where we have proposed in that first option. Grace: And you are comfortable waiting -- developing and waiting a little while on that? We could. I -- I think we wanted to bring two options to the Commission and understand what you thought was -- was most prudent. Grace: Okay. Thank you. Lorcher: Any other comments from Commissioners before public testimony? Okay. Thank you very much. Madam Clerk, do we have anybody signed up for this application? Lomeli: Madam Chair, I do have a Brian Redson that signed up. Lorcher: In Chambers? Lomeli: Yes. Lorcher: Oh, you have no comments. Okay. Is that it? Lomeli: Madam Chair, yes, that's it. Lorcher: Okay. Did you have any other comments that you would like to make? Can I get a motion to close the public hearing? Grace: So moved. Smith: Second. Lorcher: It's been moved and seconded to close the public hearing. All those in favor say aye. Any opposed? All right. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. 10 1 Meridian Planning&Zoning Commission October 3,2024 Page 7 of 69 Lorcher: I think the applicant has addressed the concerns of creating some privacy. I understand, you know, the city wants cross-access for future development and that it is not as enforceable later than it is at the beginning, which is why I want the cross-access to begin with. I personally like the white vinyl fence and stubbing it out and if it's not to the preference of the next landowner to the south, then, that's something that they will have to work with. That's not your concern, because it's not your land. Those are -- those are my comments. In regard to the person who lives there, that should give them enough privacy and lack of access for that parcel to be continued in its current use. Grace: Yeah. Madam Chair, I -- I agree with you on the privacy. Maybe I was taking a different approach on the -- on the access. I was looking at it like if -- if we could create that flexibility for the -- the future, you know, development of that parcel to the south. I guess I was looking at that as -- as a -- as a good thing, but if it -- if it makes it harder to enforce that, then, I guess I understand that piece as well. So, I wouldn't be opposed to sort of locking that in now I guess. Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: Yeah. I think we really asked as much as we possibly could and if -- the applicant has done a great job working with the city and the Commission. I think we should move forward with approving the CUP. Lorcher: Okay. Thank you. Commissioner Rust, are you comfortable with the information that you would like to vote on this or do you want to recuse yourself on this? Rust: I'm comfortable voting. Lorcher: Okay. Well, Commissioners, I'm open to a motion. Smith: Madam Chair, as a point of -- just before you get into that, point of clarification. Do -- it's just regarding the motion specifically. Do we -- because this is not as it was presented in the staff report. This is a change from that. Do we need to specify specifically whether we want the easement in a specific location or like -- I guess the question regarding the specificity of the motion that we will need to make considering the continuance. Starman: Madam Chair and Commissioners, I think it is -- you can provide as much specificity as you like, but I think it is adequate to -- the basic motion would be to approve the conditional use permit as proposed in the staff report and as -- with respect to the easement as presented by the applicant today with the location being certain and being built at this -- and the improvements being constructed at this time I think that's adequate for the motion. When the findings come back for your final consideration staff will have the definitive language at that point and that will be your final order relative to F-11 Meridian Planning&Zoning Commission October 3,2024 Page 8 of 69 approval. But I think for tonight's purposes a motion that is somewhat similar to what I just described as adequate. Lorcher: Okay. Thank you. And just to clarify, we are creating a motion for a conditional use permit for the multi-family development and I think the language we want to include in there is cross-access and privacy at this time. Grace: And, Madam Chair, we typically approve CUPs; right? Lorcher: Correct. This says recommend -- recommended approval; is that accurate? Starman: Madam Chair and Commissioners, that -- that is not accurate. This is -- you are the deciding body here. So, this is -- that's a typographic error. We should -- you should phrase your motion as approving not recommending, but that's your direction -- and/or denying for that matter. But there should be a definitive action, not a recommendation. Grace: Okay. I will take a stab, Madam Chair. Lorcher: Okay. Grace: After considering all staff, applicant and public testimony, I move to approve File No. MCU-2024-0002 as presented in the staff report for the hearing date of October 3rd, 2024, with the -- confirming I guess -- or the following aspects. Is that the location of the easement would be at a fixed point at this time and the inclusion of the proposal for the privacy fence. Lorcher: Do I have a second? Rust: Second. Lorcher: It's been moved and seconded to approve a conditional use permit for Meridian OZ. All those in favor say aye. Any opposed? All right. Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. 5. Public Hearing for Ziggi's Coffee (H-2024-0035) by KM Engineering, located at 4801 S. Tavistock Ave. A. Request: Conditional Use Permit to construct a drive-through establishment with food and drink services including an outdoor seating area on 0.497 acres in the C-N zoning district. Lorcher: The next item on the agenda is for Ziggi's Coffee for a request for a conditional use permit. We will start with the staff report. F12 Meridian Planning&Zoning Commission October 3,2024 Page 9 of 69 Napoli: All right. Madam Chair, Members of the Commission, the next item on the agenda is a conditional use permit for Ziggi's Coffee Shop. The applicant is requesting a conditional use permit for a drive through establishment within 300 feet of a residential district. The drive through restaurant will be approximately 825 square feet and one story in height. The site consists of .49 -- .497 acres of land, zoned C-N, located at 4801 South Tavistock Avenue. As shown on the screen the current zoning is C-N and the FLUM designation is mixed-use neighborhood. Some brief history about the site, as it was annexed in 2015 as a part of Hill Century Farm North Subdivision and the development agreement from this currently governs the site. Access is proposed via a private drive aisle on the south portion of the property connecting to South Tavistock Avenue on the east. The applicant did provide a queuing study showing the site's ability to hold eight vehicles prior to the order kiosk. However, staff has some concerns with the -- with the queuing. The specific use standards for a drive through require stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and public right of way by patrons. Staff had concerns about the compliance with the standard as the drive through queueing may extend onto the main private drive aisle during peak hours, which will conflict with uses in the immediate area as that daycare was recently approved to the west. Staff recommends the applicant work with the neighboring property to the west to create a shared access between the two properties or redesign the site to allow for additional stacking. Additionally, there is an option to have the escape lane exit back onto the private drive aisle through the landscape buffer. This could add additional space on the site for queuing. Further, as demonstrated on the site plan, it appears larger vehicles may have a -- have a difficult time navigating the turning radius to enter the second stacking lane. The applicant is currently working with the developer of the subdivision on extending the landscaping to the existing curb along Amity Road. That will be revised with the submittal of Certificate of Zoning Compliance and design review. The conceptual building elevations were submitted for the proposed restaurant. The proposed building design includes the following materials: EFIS, brick, standing seam metal panels, parapet, metal wall caps and glazing. Staff recommends the incorporation of more fenestration and glazing on the north facade, as this will be the primary facade visible from East Amity Road. Staff is recommending approval with conditions and has not received any written testimony at this time. I will stand for questions. Lorcher: Would the applicant like to come forward? Or are they -- Lomeli: Madam Chair, the applicant is on Zoom. Lorcher: Please state your name and address for the record, please. Lindstrom: Yes. Thank you, Madam Chair, Commissioners. My name is Connor Lindstrom. I'm with KM Engineering representing our client and Ziggi's Coffee. Address is 5725 North Discovery Way, Boise, Idaho. And, then, we also have our engineer Brian Redson. He is -- he is in person there, too, if you have anymore technical questions. Nick, I don't know if you are able to pull up my -- my presentation for me. That would be awesome. F13] Meridian Planning&Zoning Commission October 3,2024 Page 10 of 69 Napoli: Are you able to see that, Connor? Lindstrom: Yes, I can. Thank you so much. Okay, So, yes, first off, thank you, Nick and staff, for working with us on this application. We would like to start by just saying that, yeah, that Nick's covered a large majority of -- of what we are proposing, but I will go into a little more detail. So, if you want to go to the next slide that would be great. So, this shows a vicinity map here. Properties -- we have Tavistock, Amity -- Amity Road within the Hill Century Farm Subdivision. This is a vacant lot currently. The lot to the west is also vacant and there is the -- the daycare that will be going in down the way as well. Next slide. So, the -- the conditional use permit we are submitting specifically for Ziggi's Coffee to operate the drive through and walk up coffee shop. This is an approximately 825 square foot building that's proposed. It will be able to serve, yeah, both drive through customers and walk up customers and, then, within that patio area that's just to the south of the building there will be some future outdoor seating. We don't have a firm grasp on exactly how many seats, but envisioning it maybe a couple picnic tables there and so the -- the general hours of operation will be 6:00 a.m. to 7:00 p.m. That's what we are proposing. Seven days a week, which falls within the -- the zoning code. But we have the -- the queuing lane that was mentioned by Nick there. We are showing, once you get into the site, eight vehicles that can queue before the ordering and, then, from the actual window where you pick up your -- your drink it would be 13 total vehicles could queue. But we have a double stacking lane there and we also have the bypass lane and -- and the bypass lane specifically will allow for, you know, customers that maybe they -- something happened or they -- they got to get somewhere else they can exit and escape through the site around that ten foot escape lane there. Next slide. I -- I would like to just -- before I get into some of the concerns that the city has I would like to mention, you know, and go through these specific use standards here. So, the first one are -- the stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive aisles, and the public right of way by patrons. This is a standard that the city doesn't necessarily believe we are -- we are abiding by. They have some concerns, though, with stacking up into the -- the private drive. So, first off, you know, this does mention public right of way by patrons, too, with -- with the -- the sidewalk, but that is a private drive there. So, if you go back, Nick, to the site plan. The -- to the south where the -- the entrance into the site is from a private drive, it's the only entrance that is allowed. The -- the subdivision standards limit any access off of Tavistock or Amity Road. So, that's really the option we are left with here is to come off of the private drive. Nick, if you want to go forward. The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. So, we wanted to really emphasize that we wanted to have an area designated for parking to the west separate from the -- the driving aisle. So, Nick, if you go forward. The slide -- one more. One more. Sorry. So, this was a revision that we -- we kind of went through with staff. You know, we -- we heard their concerns. They mentioned maybe moving the building further to the west here like this, where you have the parking on the east. But with this option we felt that there was going to be some -- you know, some parking traffic that was maybe going to come in and park that wasn't actually going to use the drive through and you would have vehicles queuing back into that area where cars F14] Meridian Planning&Zoning Commission October 3,2024 Page 11 of 69 would need to come in and park. So, we just felt that there was too much congestion there and we -- we did explore this and gave this to staff and we also explained that this wasn't going to increase the amount of vehicles queuing. So, with this, you know, it just didn't seem to be a great fit and, therefore, if you go back, Nick, to the specific standards slide, we felt that the -- the site plan that Nick presented for you does meet this -- this code section well and it will allow for both parking and circulation through the site. I will ask -- number there, the stacking lane shall not be located within ten feet of any residential district or existing residence. That's something that's, yeah, easy to meet there where we are well outside that ten feet. At the neighborhood meeting we had some neighbors walk up to the neighborhood meeting, which was held at the site. They lived in the south and they were supportive and they were really excited to have a coffee shop nearby where they can walk to and they said they will be the first customers when it opens. So, that's great. Number four is any stacking lane greater than one hundred feet in length shall provide for an escape lane. Our -- our drive through proposed is greater than a hundred feet, so we provided that escape lane. We actually also worked with staff to add a -- a bulb out, too, and that was at the request and -- and we made sure to add that. And, lastly, the site should be designed so that the drive through is visible from the public street. That's -- you know, we feel that that is easily met. It's very visible from both Amity and Tavistock, even given the -- the landscaping we are proposing. So, if you -- the next slide, Nick. This just shows the queuing analysis that was completed. This is not the complete analysis, since there are some screenshots there that I took from -- and it should be in your staff report. The reason why I'm showing this is, you know, we reached out to a traffic engineer and they had to go through this process and -- and do the calculations and measurements and the science I guess if you will. I'm -- I'm not a traffic engineer, so I don't know all the ins and outs, but they -- they take the -- the -- all the data, given the site plan we provided, the existing conditions of the site, as well as I believe proposed conditions for the area and they -- they analyze, you know, what is the use and how many trips is this going to create and they -- you know, they show here that during the peak hour, which is in the a.m. time -- I don't know the exact time. I would believe between like maybe 6:00 and 8:00, somewhere in there. But we are showing a total of 36 trips and that's at the peak, which would be 18 in, 18 out. So, with that, you know, if you see the calculation down here, that's all taken into account and that you are in the 95th percentile, the queue would be four vehicles. So, even during the -- the greatest, you know, peak hour -- so, I'm probably going to see four vehicles queuing there. We do understand that there are some other coffee shops in the area that have, you know, have problems in the past and -- and created some large queues. Ziggi's products is -- well, it might be similar. The -- the name branding, but it just -- it just isn't there. So, if you go forward, Nick, to -- a few more slides. Keep going. Keep going. One more. I -- I know I'm having you you jump around, but thanks -- thanks for doing this for me. So, this is -- this shows the average transactions that -- that Ziggi's has and this is for a site in Colorado. This is one of their more busier sites, if not their busiest, and during their peak time between 7:00 and 9:00 a.m, it looks like you are seeing per hour 46 transactions and 39 transactions. So, this kind of aligns with, you know, what the -- the peak could be in Meridian, but -- I mean this is at the -- the most profitable where there are other Ziggi's. Meridian will be the first Ziggi's location and we just don't believe that this is going to be F15] Meridian Planning&Zoning Commission October 3,2024 Page 12 of 69 like a Dutch Bros, if you will, at this time. So, the -- the transactions just show that, you know, in -- in general 80 percent of those are vehicle transactions, people come into the drive through, but we do have the walk up as well, which accounts for about 20 percent of -- of the -- the transactions. All right. Nick, you can go back. Sorry. Keep going. Keep going back. Couple more. Okay. Oh, sorry. Back to the site plan there. So, yeah, with that queuing analysis, you know, it -- it took a look at this site plan and -- and it shows that we are not going to have the issues that the staff is -- is worried about. You know, that -- it's all based on the city growing and we understand that the city is going to the south of Meridian, but we feel that this is just based on conjecture, their concerns, and we are kind of like -- where does it end? I mean will there ever be enough? I -- I don't know. And we feel that this -- we should trust our traffic engineer and the science, you know, and they did that -- that traffic analysis. Next slide. So, this year, you know, we -- we submitted our site plan. We went through multiple meetings with the city that we thought we were meeting their concerns by adding the -- the bulb out to the escape lane. We -- we tried different site options and, then, we got, you know, about a week and a half ago staff said, you know, we are recommending these conditions of potentially adding more parking to the west on the -- the adjacent site, so you can, then, get rid of some of your parking and, then, allow for this greater escape lane and maybe a shared access. So, this drawing -- I'm going to throw another -- this is Nick's drawing. I know he is doing his best, but it does show what he's kind of talking about in the conditions that where you would have a shared access with the property to the west and, then, you would have your -- your kind of -- your island that's required with landscaping and, then, you would, then, be able to pull into the site to the east to queue and that you would have that additional escape lane there. There are some concerns with this, though, given that the property to the west is not going to be owned by Ziggi's. I mean that -- that's owned by a different property owner. We actually did reach out to them about this option and -- and they don't believe that it's beneficial for Ziggi's or them. They are not -- they just don't see this as being a great option and it really dictates the way that their site will develop and they would like to keep it, you know, as single access points for each lot to allow for the most flexibility for future users. This, too, would require them to put in parking stalls on their site for -- for Ziggi's needs and, you know, they are not really willing to do that at this time. So, you know, we -- we have gone out of our way to reach out to that property owner. We have worked with the city and we feel that this site plan here that staff's proposing is not going to be a greater solution. You are going to have some more pinch points there with cars trying to exit from the parking area and from the escape lane, as well as from the site to the west and we actually think it would create a larger issue there. So, with that, you know, we would like to stick to our existing site plan that we have submitted and, hopefully, you see where we are coming from and if you would like to move forward, Nick, another slide. Okay. Yeah. I -- I think that's all I have. If you guys have any questions, please, let us know. Like I said, Brian Redson is there in the -- the Council Chambers, too, that -- our -- our engineer. Not a traffic engineer, but our civil engineer and he could also help answer some questions. So, thank you for your time. Lorcher: Commissioners, do we have any questions for the applicant? F16] Meridian Planning&Zoning Commission October 3,2024 Page 13 of 69 Grace: Madam Chair, I -- I do have a couple questions. Lorcher: Commissioner Grace. Grace: And, I apologize, I forget your name, Mr. Lindstrom. Lindstrom: Yes. I would show -- I would show my face, too. I don't know if that's an option. Grace: Right on the screen, Connor, so -- Lindstrom: Okay. Grace: What -- do you know what that private drive to the south I guess, what does it serve? What -- what -- what -- what's beyond that to the west? Lindstrom: Yes. And, Nick, I don't know if you can pull up that -- or my presentation again on the vicinity map. That might be helpful. It's one of the first slides, I believe. Yeah. Slide two there. So, you can see this is -- these are all the platted lots within Hill Century Farm there and so those right now are vacant lots to the west. There is a daycare across the way on a private drive. I -- I don't know, Nick, if you could point to that lot for that daycare that is going in. Yeah. I think it covers a couple lots there. So, right now we have mostly vacant lots in this commercial area where that's proposed commercial and, then, you have to the east some other lots there that are for commercial uses, too. But that -- the private drive is just to serve these lots specifically. So, any of the residential users would come south -- further south on Tavistock and would not be turning into this -- to this private drive. Grace: Okay. And, then, I'm trying to get a sense of how many people may be parking there and so I think I read in the -- in the packet that the parking space requirement depends on the seating that's going to be available and do you have a sense of how much seating is going to be available for -- I guess not -- not drive through, but indoor, obviously? Lindstrom: Yeah. Thanks, Councilman. So, as far as indoor goes definitely there is no indoor seating that's going to be there. We will have at any given time a couple employees so they would need parking. But, then, as far as outdoor seating goes I don't believe we have an exact number. I have been talking with the Ziggi's team that's -- usually they have a couple -- like circular picnic style benches with an umbrella that you would see it like at Sonic or something like that that could seat, you know, three or four or five people. So, we feel that having some parking there is -- is necessary. We are showing the seven spaces. I believe the code -- in talking with Nick we could probably get down to like, you know, four or five, but given Ziggi's model, you know, seven is what they would really like to see and have the most parking available. Grace: Okay. Thank you. F17] Meridian Planning&Zoning Commission October 3,2024 Page 14 of 69 Lorcher: Okay. Any other questions? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Yeah. A question for the applicant. I think one thing I'm just struggling to square -- it seems like -- it -- it seems like the claim is that the layout as proposed will not be sufficiently congested to back up onto the street, yet simultaneously the layout that staff is requesting will be too -- too congested to maneuver within the parking lot. It -- correct me if I'm wrong, but it seems like each of these options serves roughly similar amount of cars and so I'm -- I'm curious to how you can kind of square that circle if -- it feels like you are trying to say that this won't be as congested as a Dutch Bros -- this won't be as busy as Dutch Bros. But when staff is asking you to reorient the location for the drive aisle, the concern is that it's going to be too busy to be maneuverable. So, can you help me understand that. What it is specifically about that layout that is going to make it -- I understand the idea of cars, you know, stacking behind the parked cars, but that would to my mind create -- that -- that would require the same amount of congestion that you are saying won't put these cars on the -- on the road here. Does that make sense? Is that -- Lindstrom: Yeah. Madam Chair, Commissioner Smith, thank you. Yeah. I think I can help -- you know answer that. So, this -- this site plan here, as we show it, you have the double stacking line off of the -- the private drive and we -- as you can see it's -- it's to the east of where the parking area is. So, yes, you -- as you come into the site you have option, obviously, to turn right into the queuing lane or to turn left -- you know, stay to the left and -- and park. With this, too, it -- it gives you the option to have -- you know, if there was a busier day, Ziggi's provides, like you would see at Dutch Bros or Chick-fil-A, they have somebody that can stay -- stand outside between the two queuing lanes and have outdoor orders -- you know, people that could order before you get to the ordering board to make things move quicker. So, that's kind of -- this site plan provides all of that. Nick, I don't know if you can go forward to the -- your site plan drawing there. So, with this, as you can see, if we move the access further to the west it would be on the -- the property line between the lot to the west and the Ziggi's lot. With this we are introducing both traffic from the Ziggi's location site, but also the traffic to the west and at this time we -- we don't know what -- you know, what that use is going to be. It's within the same zone. So, there is a multitude of different uses that could be allowed there and so you have that situation and, then, also, too, because the requirements with landscaping and the parking island that would be needed there, as you come into the site and you turn right you are going to have to navigate that parking island and kind of -- it's going to be a pinch point there from cars exiting from the parking area and the -- the drive through, as well as cars turning into the site for the drive through. So, we just feel that, you know, this creates more congestion, more -- more cars and pedestrians interacting in one area, whereas if we have the single access point that we are proposing and, then, the future, you know, use to the west having their own single access, you are kind of separating more vehicles from each Fl-81 Meridian Planning&Zoning Commission October 3,2024 Page 15 of 69 other creating a better flow and less incidences of, you know, interaction between cars and peds. So, that -- that was our understanding. We also don't feel that adding this allows for that many more cars to queue. I mean maybe you could sneak one more in there, but it is -- but we don't feel that that's worth -- worth it given the -- the other issues that are going to, you know, potentially be created with this -- with this site plan. So, I hope -- hopefully that answers your questions. Smith: Thank you. Lorcher: Okay. Thank you. Madam Clerk, do we have anybody signed up to testify? Lomeli: Madam Chair, no one has signed up. Grace: Madam Chair, can I ask one more question? I'm sorry. Of the applicant. Lorcher: Yes. Grace: Okay. I will try to be quick. Connor, if you had already said this I apologize, but I see you have two lanes there that -- that merge into one on this -- on this picture that's up. Are you going to have like speakers on each side? Are you going to have employees out there or are they all going to merge to one lane without having placed their order? And I'm asking because it -- it -- it -- it could affect, you know, the backup onto the street. Lindstrom: Madam Chair, Commissioner, so Ziggi's vision is -- is to provide the -- this double stacking. So, there is some extra area there if it did get busier and, then, therefore, you know, if -- if we did have -- let's say all these cars were here, if it got that busy we would definitely have somebody out there taking orders, you know, walking between the -- the two cars there -- or between the two lanes where they can take, you know, outdoor orders and, then, you would also have your -- your normal ordering board there just to the east of the building. So, I will -- I will start with that. And, then, second is the -- the majority of the time this site will not be as busy as you see all these cars here. So, this is like the most cars you -- you would probably see, but more likely than not, though, you are -- you are really only going to have maybe a car or two backed up -- as seen in the traffic analysis it said four. So, if -- if there are four at that time you would really only be using a single access point. So, that's where Ziggi's only felt that there would need to be one ordering board there just on the east side of the building and, then, if there was to be a busier day they could have somebody else out there, too. So, that's why you are not seeing like two ordering boards like you would see at a McDonald's or something like that. So, hopefully, that answers your question. Grace: Yeah, it does. Thank you. Lindstrom: Yeah. Lorcher: Madam Clerk, is there anybody signed up online? F-19 Meridian Planning&Zoning Commission October 3,2024 Page 16 of 69 Lomeli: Madam Chair, I don't see anybody raising their hand. Lorcher: Okay. I will take a motion to close the public hearing. Grace: So moved. Rust: Second. Lorcher: It's been moved and seconded to close the public hearing for Ziggi's Coffee. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Lorcher: My only concern about this plan is that they claim that, you know, it will be kind of like more of a slow and go, as opposed to everybody clustering at the same time, but there is a daycare on the same street and I would imagine that during the peak hours of drop off is the same peak hours that people are getting coffee. So, that private road, if they do end up in that private drive, they are all stacking there while parents are trying to drop -- drop off their kids and since we also don't know, since this is the first Ziggi's in the community, you know, what if it becomes like a high school hangout after school and we get, you know, 20 cars and they don't have that cross-access capacity, you know, is the -- is the developer to the west of them going to ticket and tow everybody that, you know, parks, because the high school kids are -- families or, you know, groups that want to sit on their patio -- I mean, you know, I guess you plan for the worst and you hope for the best, but I have a feeling that -- that if this becomes popular as this part of Meridian grows, there is a lot of potential for a lot of things to go wrong. So, that would be my only concern. So, right now the business model says, yes, it's going to be a slow flow, everybody will be moving nicely, everybody will kind of come along, but eventually, based on the vicinity plan, there is going to be at least eight businesses there all using that same private lane and, you know, there is a high potential if their product is -- you know, becomes very popular that people are going to be stacked out in that private lane. So, you know, I -- I mean success sometimes is a double-edged sword, but I understand what the city is trying to say is to prepare for growth, because there are people there, plus the community -- the subdivision is just on the other side of this and, then, you have the walk up as well. So, I'm not going to say no to it, but those are -- looking at this application from, you know, that perspective, knowing that a daycare is going in there for sure and now knowing to the -- to the developer to the west says no to cross-access, those would be -- those would be my concerns. Smith: Yeah. Madam Chair? Lorcher: Commissioner Smith. Smith: I -- I think you are spot on. I think -- you know, I hope with -- as with all businesses that move to Meridian this is successful, but we -- we can see the impact of successful coffee shops and I think, you know, that -- to my -- again, I -- I'm no expert 20 Meridian Planning&Zoning Commission October 3,2024 Page 17 of 69 here, but to my perspective, from my experience in this kind of coffee shop, this feels very overweighted toward parking and -- and not enough focus on -- on drive through capacity. Feels like this -- I don't think we may would -- maybe would have this issue if this parcel were 25 percent bigger. It just feels a little -- little constrained, a little small, and I applaud them for trying to do -- trying to make this work on this parcel, but I -- I -- I don't see how I could support this without kind of following staff's request. I -- I -- I mean even looking at this -- this tapering down from two lanes to one, just the number of contact points also between the cars here and that tight turn angle into the drive, there just seems to be a lot of opportunities for human error to be introduced, issues to come up, backing onto the road, I would -- I -- to be candid I would prefer for the parking lot to be congested more than I would prefer that road to be congested, especially knowing there is a daycare that -- near there. I think there are a lot of factors in this that I think this specific site plan isn't workable, but I think staff's site plan could be -- staff's proposal and conditions could be more amenable. Grace: Madam Chair, can I just see -- Nick, the staff's proposed layout of that? In that -- in that layout all that's changed is the -- well, the -- the -- the window itself is in the same location; is that right? Napoli: Madam Chair, Commissioner Grace, yes. So, this schematic is really -- it's not a thou shall, it's more of a suggestion as far as like how it could work with our conditions. We are showing the cross-access there and that -- between the two properties. This isn't exactly how it needs to be laid out if that's how they choose to do it. This was just -- for me to provide a potential, you know, image. Obviously, it's very rough. You know, I think that it was just a potential solution. It's not thou shalt. This isn't how it has to be within that condition. It's really just having that cross-access between the two properties, getting that entrance further away from the intersection on Tavistock and as well as allowing for some additional queuing, you know, and as far as -- I did hear some concern from Connor regarding the off-site improvements. You know, obviously, we are not going to require the parking on the other half to be paved and all of that, that's not going to be required with this application. Same with the planter Island. The full approach would, obviously, have to be paved for adequate ingress and egress for the property, but, you know, this is just showing how it could potentially abut parking on that west side so you don't have to have five feet of landscaping there and integrate with that future property on the development, because we don't know what's going to go there. We do know that there is a daycare to the west. We don't know what's going to go on the other four pad sites that are sitting out here and if it is busy, you know, if it is high traffic users I could see potential conflict points and I think having cross-access can potentially solve some of those issues on that private drive. Grace: So -- okay. Thank you, Nick. I appreciate it. I don't -- I guess I -- I'm fine with this proposal. I -- I do have the same concerns you do, Madam Chair. I'm just not sure how you address them. If you want a coffee shop there, if it's like any other coffee shop in this city it's going to be busy and -- but at the same time it wouldn't be the first coffee shop that was really busy and, you know, I look at the some of the ones that are F21 Meridian Planning&Zoning Commission October 3,2024 Page 18 of 69 traditionally drive through coffee establishments where I live and they are super busy, too. Somehow it works. And so staff did recommend approval on this. It wasn't like they -- they didn't, so -- but I do have concerns, too. It's going to be a busy place. I'm just not sure I have a better solution for it. Lorcher: Right. Rust: Madam Chair, it looks like based on this drawing that we are talking about a difference of two cars queuing, as I'm trying to approximate scale here, which doesn't feel like we are gaining a lot from moving the egress over to the cross-access and, then, I really don't like the 180 turn that would be required to use the parking that is introduced. So, I -- my inclination would be to go with the original site plan, because I know that we aren't gaining that much. That's just my thoughts. Lorcher: Thank you. Commissioner Sandoval, any comments? Sandoval: No. Lorcher: Okay. Thank you. Grace: Madam Chair, for a motion. Lorcher: Yes, please. Grace: After considering all staff, applicant and public testimony, I move to approve File No. H-2024-0035 as presented in the staff report for the hearing date of October 3rd, 2024, with no modifications. Rust: Second. Lorcher: It's been moved and seconded to approve a conditional use permit for a Ziggi's Coffee. All those in favor say aye -- Starman: Madam Chair, before you vote, may I just ask for a clarification from staff? My recollection is that the -- if the motion is to approve the staff recommendation the conditions envisioned the shared access; is that correct? Napoli: Madam Chair, Members of the Commission, Kurt, yes. Correct. You know, in the staff report it's not a -- holding them to this schematic that we have right here, it is asking them to create a cross-access entrance with the neighboring property to the west is the condition that would be in that. It's not the exact language, but that is the language that is in it. It's not, you know, requiring them to do exactly what this is showing right here. It is asking them to move that entrance further to the west. That's correct. And share it with that -- 22 Meridian Planning&Zoning Commission October 3,2024 Page 19 of 69 Starman: Thank you, Nick. So, my -- if I understand the intention of the maker of the motion and the second, I think the intention of the -- the maker of the motion is to approve the CUP, but with the site plan proposed by the applicant. If that is accurate, then, I would -- I would recommend that the maker of the motion, with the concurrence of the second, modify your motion, so it's not going to be staff's recommendation, it's going to be to approve the CUP as presented in the staff report, but with the modification to the conditions that would have required the movement of the ingress and egress point. Does that make sense? Grace: It does. Do I need to withdraw the prior motion or -- Starman: Madam Chair and Commissioners, it's your prerogative. You can amend your motion with the concurrence of the second or you can withdrawal and make a second motion. Either way works. Grace: I will just -- excuse me. I will just withdraw it and, then, start over. So, with that -- thank you, Kurt. With that after considering all staff, applicant and public testimony I move to approve File No. H-2024-0035 as presented in the staff report for the hearing date of October 3rd, 2024, with the following modifications: To adopt the site plan as presented and proposed by the applicant and not the recommended site plan that's in the staff report. Rust: Second. Lorcher: It's been moved and seconded to approve Ziggi's Coffee with the applicant's rendering of the site. All those in favor say aye. Any opposed? Smith: Nay. Lorcher: I think we have enough yeas for it to pass, so motion passes. Thank you. MOTION CARRIED: FOUR AYES. ONE NAY. TWO ABSENT. 6. Public Hearing for Cedar Springs Animal Care Facility (H-2024-0036) by Sandee Transtrum, Biltmore Co., located at 4759 N. Summit Way A. Request: Conditional Use Permit to develop a 4,450 sq. ft. animal care facility offering general practices, such as, examinations and small procedures on 0.249 acres of land in the L-O zoning district. Lorcher: All right. The next item on the agenda is for Cedar Springs Animal Care Facility has a request for a conditional use permit. We will begin with the staff report. Ritter: Good evening, Commissioners. I'm Linda Ritter. So, tonight we have before us a request for a conditional use permit. This site consists of 2.49 acres of land, zoned L- O, and is located at 4759 North Summit Way. The applicant is requesting a conditional 23 Meridian Planning&Zoning Commission October 3,2024 Page 20 of 69 use permit to develop a 4,450 square foot animal care facility, offering general practices, such as examinations and small procedures. There is no overnight boarding being proposed. So, the applicant states as the population of Meridian continues to grow the need for additional pet care for residential -- for residents is limited. Foothills Veterinary Clinic will be a neighborhood clinic with general business operating hours. Never before 6:00 or after 10:00 to treat general pet health and small procedures. Again, no boarding services will be available and pet outdoor access will be confined to a small fenced area under staff supervision. Additional noise insulation and landscaping will be used on the building to ensure that the veterinary clinic will be -- will be a valued addition to the surrounding community. Conceptual building elevations were submitted for the proposed structure. Building materials consists of stucco, shingle roof, anodized aluminum storefront, stone veneer and accent paint. Final design is required to comply with the design standards in the architectural manual -- manual and the recorded development agreement. The applicant will have to submit for a certificate of zoning compliance and a design review prior to building permit issuance. So, this is the outdoor area that no pets can be out there without supervision. There were no written testimonies for this and so staff is recommending approval of this proposed conditional use permit with the findings in the staff report. Lorcher: Thank you. Would the applicant like to come forward? Hi. Please state your name and address for the record. Poulson: Madam Chair, Commissioners, my name is Jason Poulson with an address of 1580 West Cayuse Creek Drive, Meridian, Idaho. Tonight representing Biltmore Company as we bring before you a conditional use permit application for an animal care facility, Foothills Veterinary Facility, in the Cedar Springs commercial business park. This project can be considered an in-fill project, as it would occupy one of the four remaining lots in that Cedar Springs commercial subdivision, a 20 year old subdivision in North Meridian. That subdivision is located just south of McMillan Road on North Summit Way and for the knowledge and -- and as staff has proposed the future land use, this subdivision is classified as office use with a zoning of L-O. In that zoning an animal care facility requires a -- a conditioned use, which brings us here tonight. Additionally, development code under animal care facility states that animals should be indoors unless otherwise supervised outside, as Associate Planner Ritter shared. Also that they will comply with state and local ordinances to help maintain and -- and avoid any nuisance to those surrounding businesses or residences. This Lot 18 is .249 acres. Again, it is to build a 4,450 square foot building, single user, in this commercial building and located at 4759 North Summit Way. This facility was strategically thought out and planned to be located in the center of this commercial business park to provide additional buffers through common area parking lots and additional commercial buildings between other businesses in that commercial park and surrounding residential areas. This 12 by 14 foot dog run that would be required in veterinary care to make sure that animals are taking care of what business they might have. It will not be utilized unless supervision is in place. Additionally, it has additional landscaping and a fence to enclose any such excited animals that -- that might use that space. The business and the owners there understand that they must comply with all L-O zoning F24] Meridian Planning&Zoning Commission October 3,2024 Page 21 of 69 operation -- requirements, operating between 6:00 a.m. and 10:00 p.m. and they will offer general animal care for house pets, small procedures and examinations. This facility is intended to be a family owned and operated facility with a husband and wife team. A couple renderings to comply and conform with the existing structures in that commercial park, to give you an idea what the building might look like, and, again, we appreciate your consideration of this conditional use permit. We agree with all of staff's findings in the staff report. We know that it will be a value to the surrounding neighborhoods and -- and to Meridian as a whole. Thank you for this chance and I will stand for any questions. Lorcher: Commissioners, do we have any questions for the applicant? Thank you very much. Poulson: Thank you. Lorcher: Madam Clerk, do we have anybody signed up to testify? Lomeli: Madam Chair, no one has signed up. Lorcher: Can I get a motion to close the public hearing? Rust: Madam Chair, I make a motion to close the public hearing. Smith: Second. Lorcher: It's been moved and seconded to close the public hearing for Cedar Springs Animal Care Facility. Starman: You call for a vote, Madam Chair. Lorcher: Oh. May I have a vote to close the public hearing? All those in favor say aye. Any nays? Motion carries. Sorry about that. MOTION CARRIED: FIVE AYES. TWO ABSENT. Lorcher: I was all ready to talk about it. Any comments from Commissioners? Grace: Madam Chair, I -- it's a great service. It's probably going to do very well in that area. I sort of live in that north -- north Meridian area. I still wish they would do something with McMillan, but I know that's not your problem. But, yeah, it looks like -- looks like it's going to be a great business and it's in a good location. Lorcher: And the way that rendering is that's on the screen it's within an established business park. Commercial area anyway. So, it adds to that in-fill and adding businesses to our city, so that's a good thing, too. F25] Meridian Planning&Zoning Commission October 3,2024 Page 22 of 69 Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: Yeah. This just makes a ton of sense here. Just the planning and how it's surrounded as far as mitigation, it's great news. Lorcher: All right. Thank you. I would be open to a motion. Grace: Madam Chair, I'm happy to do it. I don't mean to steal all the motion glory, but -- after considering all staff, applicant and public testimony, I move to approve File No. H-2024-0036 as presented in the staff report for the hearing date of October 3rd, 2024, with no modifications. Rust: Second. Lorcher: It's been moved and seconded to approve Cedar Springs Animal Care Facility. All those in favor say aye. Any opposed? All right. Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. 7. Public Hearing for Baratza Subdivision (H-2024-0016) by Ella Passey, The Land Group, located at SE corner of N. Black Cat Rd. and W. McMillian Rd. A. Request: Annexation of 80.3 acres of land with R-8 (26.98) and R- 15 (53.32) zoning districts B. Request: Preliminary Plat consisting of 347 building lots, 29 common lots and 1 right-of-way lot C. Request: Council Waiver for block length on six (6) street segments that exceed the maximum 750 ft. block length requirement on land that is currently zoned RUT Lorcher: Okay. The next item on our agenda is for -- Baratza Subdivision is requesting annexation, preliminary plat and a proposal to the City Council for a waiver for block length and we will start with the staff report. Ritter: Can you hear me now? So, tonight we are here for an annexation and a preliminary plat. So, this site consists of 80.3 acres of land, currently zoned RUT in Ada county and it's located at the corner of Black Cat and McMillan Road. The applicant is requesting to annex the property in the city with 26.98 acres of land zoned R-8 and 53.32 acres of land zoned R-15 for their proposed preliminary plat consisting of 377 lots, 348 buildable lots, one common lot, 20 common open space lots and one right-of- 26 Meridian Planning&Zoning Commission October 3,2024 Page 23 of 69 way lot. There are structures at both 4023 and 4375 McMillan Road and they will be removed and the existing wells and septics will be abandoned as required. So, because the applicant is proposing an R-15 zoning staff recommends that the applicant provide a mix of dwelling types, such as single family attached or townhomes, within Block 5, Lots 2 through 15, Block 12, Lots 1 through 12 and Block 13, 1 through 12, of the proposed development as allowed by the Comprehensive Plan for R-15 as the smaller lots in here that we would like to see a different type of housing -- a mix of housing within this development. The subdivision is, again, the R-15 and R-8 zoning. The subdivision is proposed to develop in five phases as shown in the phasing plan here. The first phase will include all parameter and arterial roadway frontages with multiple use pathways. The North Grand Lakeway collector for public street connections and the primary common area amenity. Again, development of the subdivision is required to comply with the subdivision design and improvement standards in the UDC. There are seven common driveways that are proposed with this subdivision and there are six block faces that exceed the maximum block face standard and the applicant will be requesting a waiver from Council for those. So, a 25 foot wide landscape buffer is required along Black Cat and McMillan Roads and a 20 foot wide buffer is required along the internal collectors. Landscaping will be done according to the UDC standards. So, staff recommends ten foot wide detached sidewalks are provided along all collectors and arterial streets within the abutting site for the public safety. The Pathway Master Plan depicts a ten foot pathway along the internal collector streets and along the north side of the Calkins Lateral. So, the landscape plan reflects a buffer from North Black Cat Road, ranging between 70 feet from the south to 90 -- about 97 feet in the width on the north. The Creason Lateral and the Milk Lateral, as well as the maintenance road are both located within those buffers. Along McMillan Road to the north there is a buffer shown with a width of 101 feet from the end of the pavement. The Creason Lateral is also located within this block. There are landscape strips of at least 25 feet in width between the lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per 35 feet in width. These areas contained in the lateral are shown to be sod. Buffers of at least 30 feet in width are provided on North Grand Lakeway. Twenty feet is required. Eight feet wide. The landscape parkways are provided along most of the interior -- internal local streets. All required buffers must comply with the UDC. So, the applicant is proposing no more grass within the landscape buffer along McMillan and Black Cat Road. So, the staff is requiring the applicant to change this to regular sod as from past experience once the area has been transferred to the homeowners association this area will be mowed as the perception will be it looks and feels unmaintained. So, this is a diagram received from the applicant. So, this is like regular sod and this is the no mow -- no mow grass and these are pictures of it. So, we just feel that the -- it won't be maintained as it is perceived to be or recommended to be. We feel that the homeowners will not like the look of that and also staff is requiring the applicant to revise the landscape to incorporate landscaping within the areas to the -- on the -- along the south border of the property, because right now they are just showing gravel along that area. We want them to work with the irrigation district to enter into some type of agreement to provide landscape and other than gravel in the common open space area. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not 27 Meridian Planning&Zoning Commission October 3,2024 Page 24 of 69 be allowed in this area, but grass and maybe shrubs may be allowed to be added if negotiated with an agreement with the irrigation district and we are asking them to add grass in the borrow ditch along Black Cat Road. So, based on the standards in the UDC a minimum 15 percent of qualified open space is required to be provided within the development. The applicant has met that requirement. They -- a minimum of 16 amenities -- amenities are required to provide. The applicant proposed a barn style open air gathering space with restrooms, open grassy play areas, natural play areas, picnic areas, open space common shelter playgrounds, sports fields, pedestrian and bicycle circulation, large pond water feature, meandering pathways are planned within the centralized amenity areas. All the common space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of tree, shrubs, lawn and other vegetated ground cover per the UDC. So, this is a picture of the current roadways in the area. So, it is at the corner of Black Cat and McMillan Road and as we can see Black Cat and McMillan Road are just two lane roadways, so they have their -- two lane roadways with no curb, gutter, sidewalk. So, North Black Cat Lane is scheduled to be -- so, let's see. To be widened in -- sometime in the future around 2031. So, this development -- again, it proposes like five access points for us. The primary access will be a collector street off of McMillan Road, which will be north of Lakeway, which will come in around here towards the northeast side of the property and the property and connecting into Quartet Northeast No. 2 and at the southeast corner of the property there are three accesses which will be local streets. One is a western access to North Black Cat Road, which aligns with West Quintale Street and an eastern access which connects to West Vizio Street from the Volterra Heights Subdivision and an additional southern access which connects to North Bartok Avenue also in the Quartet Northeast No. 2. So, per the ACHD's staff report due to high water table in the area permeable pavers may be necessary internal to the site to accommodate high groundwater. Permeable pavers are allowed provided they are designed in accordance with ACHD policy and the best management and, then, based on the proposed development ACHD is requiring the applicant to improve North Black Cat Road and West McMillan. They need to dedicate 50 feet of right of way from the center line of North Black Cat Road abutting the site, improve McMillan Road with 17 feet of pavement and three feet of gravel shoulder. A 12 foot wide gravel irrigation access road as proposed and a ten foot wide multi-use pathway abutting the site to tie into the existing east of the site. Construct a dedicated westbound turn lane on McMillan Road when Grand Lake Way is constructed to intersect with McMillan Road. Dedicate right of way as necessary to accommodate the left turn lanes. Improve Black Cat with 17 feet of pavement from center line, a three foot wide gravel shoulder and five feet -- five foot wide sidewalk -- concrete sidewalk as proposed located a minimum of 47 feet from center line and tie into the existing improvement south of the site. Other than specifically approved this application direct access is prohibited on McMillan, Black Cat and Grand Lake Way and should be noted on the final plat. So, Jamestown Ranch Subdivision is Baratza was formerly known as this. It was requested to annex into the city and subdivide the 80 acres of land with R-8 zoning into 294 building lots and 25 common lots. The proposed development was denied by City Council in 2022. Council stated the reason for denial was the proposed annexation is not in the best interest of the city and would be detrimental to the community for the following reasons: The F28 Meridian Planning&Zoning Commission October 3,2024 Page 25 of 69 proposed development would generate additional traffic on West McMillan Road and North Black Cat Road. West McMillan Road from North Black Cat Road to North Ten Mile Road would not be widened at three lanes until 2023 at the earliest. North Black Cat Road from Ustick Road to West McMillan will not be widened to five lanes until 2023 at the earliest. The new staff report for ACHD anticipates that the -- to exceed ACHD's acceptable level of service plan and thresholds in the p.m. peak hours as a three lane road under the 2025 total conditions, but meets ACHD's acceptable level of service plan and threshold in the shoulder hour under 2025 conditions. Shoulder hour is defined by ACHD as one hour before and one hour after the peak hours, during which traffic is rising toward a decrease from peak and congested conditions are infrequently occurring. These are the traffic counts from the -- and I apologize, these are labeled backwards. This is from the 2021 report. At that time ACHD said with this existing project that the level of service for -- I can't even see behind this -- McMillan Road would be F. So, with the new report they are saying better than E, but it does not meet the acceptable level of service plan and threshold in the p.m. peak hour and for Black Cat Road they -- it was better than D and with a new one it's better than E. So, the traffic went up in these areas with the projects that have been entitled in this area and so with this development they are saying better than E, but it does not -- but it exceeds ACHD's acceptable level of plan and thresholds in the p.m. peak hour. So, in the -- there is a roundabout that is scheduled to go at the intersection of McMillan and Black Cat Road, but it will not be constructed until 2029 at this point. They had previously said it would be in '20 -- I think it was 2025 at one time, then, it got pushed back to 2028 and now it is saying 2029. So, five conceptual building elevations were submitted for the proposed subdivision. The applicant states that the house and products throughout the development are single family detached units featuring a variety of regional -- regionally appropriate designs. Per the applicant the public -- the project site's unique history about agricultural is captured within the site design and building designs. The homes are planned as a one and two-story single family detached. The homes will be designed in traditional modern farm and ranch theme and will be constructed using a variety of high quality materials. So, design review is not required for single family structure. However, because the rear and sides of the home facing North Black Cat Road, McMillan, North Grand Lake, and Quintale Way and North Bartok Avenue and Vizio Street will be highly visible, staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following modulations. Projections, recesses, step backs, pop outs, bays, banding, porches, balconies, material types and the other integrated articular elements to break up monotonous wall planes, roof lines and visible -- that are visible from the public streets. Single story homes will be exempt from this requirement. Design review is, however, required for single family attached and townhomes. Design review will have to meet the requirements of the city's Architectural Standard Manual. A certificate of zoning compliance and design review application will also be required for the gathering barn and the pool area for submittal for review and approval prior to permit -- building permit issuance. The -- the city received a letter from the West Ada School District and it states that the elementary and high schools are over capacity. Pleasant View Elementary has no room to put another portable or space to create another classroom with the -- in the existing building. The children in the area will need to be bused to F29] Meridian Planning&Zoning Commission October 3,2024 Page 26 of 69 another school that may not have the capacity. So, the city did receive written comments from about 14 people. Kathy Roundy, Lisa Brittian, Shawn Freeman, Carma Wallace, Carrie Hovey, Cheri Starr and Danielle and Eric Williams, Nolan Halterman, Ritchie and Megan Abromiet -- sorry if I butchered that name. Stephanie Mathis, Brittany and Dave Williams, Matt Calvert, Patty Phipps and Craig Block. All of the -- all of the comments were opposing the proposed development for the following reason. Insufficient roads, overcrowded schools, in conflict with the goals of the Comprehensive Plan and the request for higher density. Based on our UDC code staff is recommending approval of the proposed conditional use -- of the proposed application with the findings and staff recommendations in the staff report and at this time I will take any questions. Lorcher: Would the applicant like to come forward? Hi. Please state your name and address for the record. Clemens: Jeff Clemens. Address is 804 South Eagle, Eagle, Idaho. 83616. Good afternoon -- good evening, Madam Chairman and the rest of the Council. I will admit that when I woke up this morning I did not know I would be giving a presentation in front of the board. Matt Adams, unfortunately, had an emergency, so you get my presence instead of his. I may lack a couple of the exact details he has, but my speech will be a little bit shorter. Can we bring up the presentation, please. Maybe not. I will kick it off while they are throwing up the presentation. There is one thing I'm hoping that comes out of the presentation, if nothing else, is that -- do I have -- great. Want to go back up to the top. Okay. That we were thoughtful. We tried our best and we spent a lot of time, energy and focus on how we can best integrate the community and bring some of the history with it and it starts with the name Baratza and so Baratza is Basque for orchard and kind of going back to the roots of what that may be and that's why I love the first picture of a little kid with an apple sitting there saying, hey, I would like to have a little bite of it in the -- in the orchard; right? And so this kind of gives a high level what we will start with. We will start high level and, then, how we interact within the community, about the community itself and, then, I will wrap it up from there. First off, Baratza is located in the heart of a medium density residential zone. It's right on the southeast corner. It's approximately 80 acres. It's bordered by Black Cat and McMillan. All the things that have kind of already been said there. The one thing I kind of note is to the south of us is Quartet and to the east of us is Bridgetower West, fully are built out communities. So, this kind of is almost an in-fill community within the overall context when you look at it overall. Wanted to kind of give a higher level, because, then, it kind of brings in to where we go, which is -- you will notice the 16 -- do I have a little pointer that I can point on here? I guess not. The 16 is approximately one mile to the west of the property, which is due to be complete in the next couple of years. All of what we looked at -- we understand we are not an island. A lot of the comments that Linda had is your community is not an island unto itself and where -- there is things in how it impacts the world. When we set about going back as it was denied the last time it came through here we really set about how we can change how it was presented last time, change in what we are doing and affect the way that it makes it better before we start incorporating homes into the community and so first off -- yeah, it is not -- but -- okay. Streets is -- kind of looking at it. I'm sorry. I was just making sure I got the right -- okay. F30] Meridian Planning&Zoning Commission October 3,2024 Page 27 of 69 1 didn't realize I had graphics. Mine's always this one set there. So, again, learning as I go. Is Grand Lake -- Baratza will be the last connection to Grand Lake, which gives a connection from Black Cat to McMillan. It is an arterial roadway and that would be part of our improvement, as well as dedicating the remainder pieces for the roundabout for ACHD to make the Black Cat and McMillan right of way. That would be done before any closing of any home that we have and most of these things I'm presenting to you right now are all things that we are doing up front to address those issues that were brought up by staff. Next is a pedestrian connection. Along McMillan and Black Cat we will be tiling the -- the canals, as well as incorporating the pedestrian walk, as well as connecting it to the east. There is a hundred foot or so section outside of our property boundary that would, then, connect the entire pedestrian path all the way along that road there. Ultimately what you see here -- okay. Back that way. What you see is everything in green and everything in gray will be installed up and complete before our first home is occupied. So, that allows for all of Grand Lake to be completed and that up and running. You will see that there is the pedestrians along and the road widening along Black Cat and McMillan prior to any homes going on to -- being occupied. Lastly, we had the incorporation in the 2028. 1 know Linda referenced 2029. Somewhere in there I do know that right of way has been acquired by ACHD with a large part of the right of way being the last piece. Now, the fun part. Baratza is -- is -- is about an identity, about a place and so there is a context in which we are in the overall community and there is -- how do we create a theme -- how do we create a place, a sense of arrival into and part of Meridian and that comes with it of -- when you look here you kind of see green; right? Linda mentioned that we -- 15 percent is the minimum, but when it comes down to it we are 23.8 percent open space, so -- and we took that purposefully, meaning we want to incorporate green. If it's an orchard it should feel like an orchard. If it's -- how do I go and make this sense where you have -- and everybody understands what Baratza is and that means you go and have more open space. Sixteen is the minimum. We are at 21 with regards to amenity points required for the community. So, going above and beyond, not -- really because we want this to have a thought to it and we thought putting a Costco in the middle of it would be awesome on that park, but, really, the reason for the Costco representation is that is the size of our park, 6.3 acres right in the middle, the heart of the community, the soul of the community sitting there. Also along with a sense of arrival when you see that connector coming off the left-hand side and, again, I wish my -- oh, there -- it's just really slow. You will see the east-west road or the left or right road. That's not just a road, it is the -- that leads into where we have a ten foot parkway, an eight foot sidewalk and another ten foot landscape zone, in which we can tree line the streets. So, if you can imagine when you are going down that street you have large trees that are double stacked on both sides of a walkway heading into the park that feeds also off of Grand Lake. When you come off a Grand Lake you go right into the park and you overlook the space onto a lake, onto a rec center, so -- and, then, you also have all the interconnected walkways throughout. So, this is a thoughtful design in which we are bringing in different types of home sizes and different types of product within the community that are all interrelated and part of this community. Part of our thoughtfulness and part of our wanting to be here in front of you is also to kind of present with that image that it should be and could be. This is actually a 3D rendering from The Land Group and what our vision is of the F31 Meridian Planning&Zoning Commission October 3,2024 Page 28 of 69 rec center of the -- the gathering barn as we called it, you have the pool, you have the lake that's about an acre and a half, if I have the acreage right, across the way leading into the tot lot that's not just a tot lot, it's actually a themed tot lot in which kids can play and they kind of have this feel like it's -- you are in a barn. You have an identified split rail. So, if you kind of look along the bottom you see railing that's not just your typical three rail. It's like how do we go and bring in the identity, as well as the orchards? We will go and have a space with which we will have orchards within the overall park itself, as well as a big park and, then, when you have the themes within -- you got the cool barn that you can walk up and slide down. You have logs on the side. Again, it's -- it's all coming together to bring a sense of identity within the community itself and, then, you end up with an overall concept of the zones of the homes as well and we really thank staff, they have been great to work with. Thank you very much. And we pretty much concur with every condition that they have in front of us and we will be more than happy to -- to incorporate them. The one that we have a little bit of a problem with in which we think within the context of the community is incorporation of attached product. For us we want differentiations of product, but we also think we can arrive at that same place with differentiation of home site sizes. So, what you see here in the yellow is our lower density product, which I think is important, because the surrounding community is Bridgetower West and Quartet and matching up property lines and making sure we have the same size home sites along the boundary should be as a buffer, so that we are living adjacent to our neighbors. Thoughtful about that. Once you get inside we went for a little bit more dense to try to achieve a few more homes inside, but also keeping it detached. Right now we have detached homes within Meridian and because of the smaller home site sizes and because of, you know, trying to create a value for that buyer with a nice community, we think we can achieve the same value, same pricing we could with an attached product and -- if that is the goal of the city there is to try to make that achievable. Here is our product size that is there. Overall it was about also listening to the neighbors, because in our neighborhood meeting about the condition for attached product, there was a common theme and that theme was, well, we don't -- what kind of density, what are you guys going to do there, are you going to make something that feels right within the community that doesn't stand aside and that part I think we have tried to achieve with the fact that all of our homes, all of our streets are tree lined -- a majority of them I should say are tree lined. They all have parkway separate sidewalks. We have more open space than I would say most of those other communities even adjacent to us as well to get there. And, then, trying to create that sense of community with those homes along those roads. Beyond that on the waiver request I was told we have to ask for this request. The maximum length is 750 feet. We are requesting the maximum length of the 776 feet. So, three percent more or whatever that percentage is more. We are very conscientious and conscious of the fact that this wants to be a pedestrian community and we are going to be putting in traffic calming throughout the locations, bulb outs, ways that we can make sure that the pedestrians get around, because that's as important as anything else, besides the cars getting through here as well. I also just mentioned on Grand Lake we actually created a larger buffer than required, because we thought that also would make that part of the entry and through there even better. With that I thank you for your time. Hopefully I F32] Meridian Planning&Zoning Commission October 3,2024 Page 29 of 69 kept it under my ten minutes and I really do appreciate it. I'm here to take questions for anybody that has it. I have got a host of people here to help me answer questions, too. Lorcher: All right. Thank you very much. Commissioners, do we have any -- hold on one second. Do we have any questions for the applicant? Commissioner Grace. Grace: Thank you, Madam Chair. So, can you touch on that -- I have a couple questions. Can you touch on that last -- maybe not the last, but the -- the -- the issue related to the mixed product type and you said you talked to the community -- Clemens: Yes. Grace: -- and your -- the feedback you received is they would prefer more of the -- the single family home and not the -- the townhome type or the -- Clemens: That was our take away. That was our -- we didn't have specific writing notes. I think we had close to 20 or 30 people attend. All of them were -- how is it-- what is going on in the community? How is -- what kind of homes are you going to build? What are they going to look like? And I won't speak to specifics or say I don't want townhomes, but the general feeling was attached product was not -- they had more detached. We want -- people are going to be living there, we don't want rentals and that was kind of the theme. So, I -- I'm kind of condensing it down and I don't want to speak for anybody, but that's what we took away from it. Grace: So, in 2022 the city thought it wasn't in the best interest of the school and I'm trying to -- other than maybe that diagonals -- excuse me -- that diagonal street that you described that kind of goes from southwest to north -- Clemens: Uh-huh. Grace: -- what have you changed? I mean the issue with the schools, the McMillan -- Clemens: McMillan and the location of where Grand Lake was coming through it's been completely changed. The fact that we are tiling the canals and creating all the pedestrian connections has changed from that one. As far as -- we are also assisting on a turn pocket -- I don't think it was part of the -- I don't know all the specifics to it. If there is anything else I'm missing -- to the specifics on that and between the two that were there and I also admit that -- yeah. So, yeah, that -- that's different. Sorry. What did I do? I was looking back at the -- the land plan. And, then, the -- the overall pedestrian connections in and throughout the entire community are different. Grace: Okay. Last question, Madam Chair. The -- the -- the gathering barn, is that like a clubhouse? F33] Meridian Planning&Zoning Commission October 3,2024 Page 30 of 69 Clemens: That's a clubhouse. It's -- it will be a thematic clubhouse that is going to be a barn themed type of space where you would have gatherings and there is a small kitchen, you know, you are having a little party for the HOA and those kind of things. Grace: Is this envisioned to be all one? Clemens: Yes. So, in other words, everyone will have access to these amenities. Baratza is one community. It's 342 homes, all one community, integrated with the walks and integrated with the themes and the fencing and the parkway separated sidewalks and -- and everything about it. This is all about one community. Grace: And you have one pool. Clemens: One pool and five acres of other stuff for that, yes. Grace: Right. Clemens: And, again, a gathering barn and a shade structure and a tot lot. Grace: Okay. All right. Thanks so much. Appreciate it. Lorcher: I do have a question. So, does the new owner for this parcel from the last -- Clemens: Correct. Lorcher: -- application -- so, we want to treat it as its own. I'm just kind of curious, knowing that it had gotten denied before based on the application previously, you chose to go with R-8 and R-15. Why was that? Clemens: Within the context of the plan for R-15 that allowed up to 15 to the acre is actually currently at the medium density for the higher and in discussion with staff that was the direction -- even to the point where the tax would make it even more dense than that. We were trying to come up with a balance within the community itself for -- for allowing for the -- the open space and we really wanted a theme with all the open space. Lorcher: But also knowing that with R-15 you have to have a variety of products, not just attached homes, but you are telling us that -- Clemens: I -- sorry. Lorcher: So, you are telling us that you would prefer just to have all detached homes, but just different sizes to be able to accommodate the zoning of R-8 and R-15; is that correct? F34] Meridian Planning&Zoning Commission October 3,2024 Page 31 of 69 Clemens: Within our reading of R-15 we are not aware of anything specific that says you have to have a type of attached and detached home within R-15. I do know it's in that -- the town and design plan itself, but I -- I -- we weren't -- we weren't able to find it within the code itself and -- and maybe we are wrong on that, but that we did go look for it to say is that specifically are we asking for something outside of the code for R-15. Lorcher: Okay. Thank you. Commissioners, other questions for the applicant before we open public testimony? Thank you very much. Clemens: Thank you very much. Lorcher: All right. Madam Clerk, do we have anybody to testify for this application? Lomeli: Thank you, Madam Chair. We have Craig Bock. Lorcher: Hi. If you can state your name and address for the record I would appreciate it. Bock: Yes. My name is Craig Bock and I live on 3894 West Viso Street in Bridgetower West, formerly known as Volterra Heights I guess. Lorcher: Okay. Bock: Okay. So, I'm -- I'm adjacent to the project, as well as some of the -- several other folks here. Madam Chair, Commissioners, thank you for the time. Can you hear me okay? Lorcher: Yes. Bock: Okay. Yeah. Hey, I think, yeah, they -- there are some design features that I do like of the -- of the -- I think they did a great job there from a design standpoint. However, from a community standpoint and our -- and -- and the -- the facilities and services, I do think that it is still a detriment to our community. Okay? And -- and some of those are -- and were mentioned already for the schools and -- and, honestly, I was here for also the -- the -- the apartment complex that was going to be -- that was approved right next -- that's going to be built next to Walmart, okay, and there were -- so, there were traffic studies done for that and this one's using a 2021 traffic study and so I'm confused as to these numbers. Okay. But -- as well as what the school is providing. West Ada School District -- yes, they -- they -- they state that everything is at or above capacity at this point. This project will add 171 -- is what's projected -- students to this. The apartment complex that was approved in 2022 they were projecting 94 for that. So, that's 265 additional students. All right? That's on top of that. And at that time for that project West Ada School District stated that, you know, at -- not even considering those -- that project and, of course, not this one either, these -- considering all of the approved development they were going to be far exceeding the the current capacity of the schools and they -- they threw out numbers there that -- in 35 Meridian Planning&Zoning Commission October 3,2024 Page 32 of 69 their table that showed about 3,000 additional students over the approved developments of what's happening out there. So, you know, I understand 265 is a drop in the bucket according to 3,000, but it does just keep adding up here. Okay? So -- and -- and -- and school facilities are essential facilities for this kind of community. Safety on McMillan Road and pedestrian crossways are not considered in the traffic study and these communities and the proposed as well -- my community where I'm at and the proposed are in the school walk zone for Pleasantville View Elementary School and at the time of the conditional use permit for that project the school itself, ACHD recommended that a crosswalk with a beacon crosswalk be installed at San Vito Way and McMillan as that -- as the residential development occurs, which I now live in across and south of McMillan. Am I over? Lorcher: You can finish up, yes. Clemens: Yes. So, thank you for this extra time. So -- and at that time the vehicle traffic study showed about 4,000 vehicle trips. Okay? And the October '22 study showed 9,650 and, then, this project is projected to add 2,804 additional to that and so the traffic study did not account for any of that and so it -- it -- it -- it -- as a school walker it -- it does cause a detriment to our community to be able to get over there. Lorcher: Okay. I'm going to have to stop you there. Thank you. Just to let everybody know who is going to come up, we have read the public comments, we have read the staff report, we have read the ACHD reports, we have seen those numbers, so -- and we have seen the West Ada School District numbers as well. So, we are very well versed in all of the numbers that are there. Madam Clerk, who is next? Lomeli: Thank you, Madam Chair. We have John and Cindy Caldwell. Lorcher: Okay. Just John? Mr. Caldwell, if you can state your name and address for the record, please. Caldwell: Which one of these is live? Are they both? Lorcher: They both are. Caldwell: My name is John Caldwell. Like the city. 3843 West Viso. So, right down the street from this new -- Lorcher: Okay. Caldwell: First, I'm in strong agreement with my neighbor Craig Bock. My concern is -- I will be brief. My -- my concern is that the needed infrastructure will be built five or six years after this development adds about 3,000 additional vehicle daily trips. That block of McMillan is already a parking lot. I'm not an expert, but it sure looks like the ACHD admits there is a problem already. As staff pointed out, the summary findings in the traffic impact study of the subdivision concluded that McMillan Road west of Ten Mile 36 Meridian Planning&Zoning Commission October 3,2024 Page 33 of 69 Road is anticipated to exceed ACHD's acceptable level of service planning thresholds in the p.m. peak hours under the 2025 conditions. This seems like putting the cart before the horse. It seems like we should make the needed infrastructure changes and, then, add the homes. Lorcher: Thank you. Madam Clerk? Lomeli: Thank you, Madam Chair. We have John Caldwell. Lorcher: Oh. Mr. Caldwell just spoke. Lomeli: Oh. Sorry. That name is listed there twice. Thomas Snook. Lorcher: Nope. Not online. I don't see it. Okay. Lomeli: And, Madam Chair, that's it. Lorcher: Okay. Is there anybody on Zoom that would like to speak? Lomeli: Madam Chair, no one is raising their hand. Lorcher: All right. Would the applicant like to come forward to address some of the concerns? Clemens: Jeff Clemens. Same address. First off, I concur on the infrastructure and that was our focus in making sure all the infrastructure is in with regards to the primary roads and the collectors before our first home is occupied. So, back to our focus on making sure whatever we can do around the area, which includes a crosswalk across the street at Grand Lake as well getting across the street. So, just kind of get that focus there. Thank you. Lorcher: So, before you walk away, when you say crosswalk are you just talking about painted lines or is there actually a signal? Clemens: Signal. Lorcher: So, like the safe -- where you press the button and it blinks? Clemens: Yes. Lorcher: Got you. Clemens: A signal. Lorcher: And then -- so, the ACHD improvements are projected. They have been postponed once, if not twice, to 2029 for the roundabout. 37 Meridian Planning&Zoning Commission October 3,2024 Page 34 of 69 Clemens: Yes. Lorcher: If -- if you get approval for this project when would your product become available? 2030? Clemens: If we get approval our first occupancies are in 2027, 2028. Lorcher: Okay. Clemens: Time frame -- by 2029 we have approximately a third of our homes maybe. So, about a hundred or so. Lorcher: You have got five phases; correct? Clemens: Yeah. Five phases. Lorcher: Okay. Clemens: The first phase is only less than a hundred. Lorcher: Okay. Commissioners, any other questions for the applicant? Thank you very much. Can I get a motion to close the public hearing? Rust: So moved. Grace: Second. Lorcher: It's been moved and seconded to close the public hearing for Baratza Subdivision. All those in favor say aye. Any opposed? All right. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Lorcher: Commissioners, any thoughts about this proposal? Grace: Madam Chair, I -- I see some things that are positive and negative and, you know, the density compares. It's comparable to that which -- which is around it. The -- you know, the developer doesn't -- the applicant doesn't control the streets. I appreciate that last comment about the phasing and when these might be completed. It looks like by 2029 when some of these improvements are done it will be about a third full. So, I mean I appreciate that the applicant's worked with the community on this. You know, the school is -- the school issue is a problem. It's -- it's -- you know, it's -- it's these kinds of things that lead to the overcrowding that -- I didn't like the potential busing. Eventually it might lead to a bond and -- but this is what it's zoned for. I -- I think they tried to make some adjustments to it and on balance it's -- it's a -- it's a -- an appropriate fit for that area. F38] Meridian Planning&Zoning Commission October 3,2024 Page 35 of 69 Lorcher: I -- I live in this area and I'm also in the impact area of Highway 16 and frequently Ustick, McMillan, Black Cat are closed for various reasons to support the highway project and I think we had about 60 days in which we were required to take Black Cat to McMillan down over to Owyhee Storm and come around again while the bypass road was being created and Owyhee High School is in that area and soon to be Cole Christian. So, even though it's not directly at this intersection, everything around it -- surrounds it does impact it. I'm disappointed to see that this new applicant is pursuing R-15. The density is -- is medium density. Single family homes is what will eventually go here. I think your farmhouse style is lovely and the lake is fabulous, but one of the reasons why it got denied -- and the last time around was there were too many houses and they were at 294 and you are proposing 347 and that's 53 more units. You have got six or seven different private little streets where it feels like you are just kind of filling in space because you can and I will tell you these little private streets, whether there is two or three houses, when it comes to services like whether it's trash or snow removal or anything else, becomes a real cluster at these corners. So, the design to be able to put all these houses into this space the way it is just seems too cluttered for this area. Besides the fact that it's been reiterated before, you know, we cannot control the infrastructure. ACHD is on their own timeline. If we waited for every road to be built their house would never be built; right? So, it's just kind of the way Idaho goes. But this will be a great project, but I do not think it's in the best interest of the city at this point in time. Not with the density at McMillan and Ustick and Black Cat. When Highway 16 opens possibly in 2025-26 to alleviate some of that traffic. They are also looking at extending Linder to make it five lanes between Pine and McMillan, which would also alleviate some of this to be able to create some flow, then, at that point in time. So, I am not in favor of this project, even though it has a lot of great elements, but for a person who lives in this area and drives McMillan, Ustick and Black Cat every day and sometimes caught up in a mile behind where I have to be, it is not the right time for this project. Sandoval: Madam Chair? Lorcher: Not appropriate. Not appropriate. Commissioners, any other thoughts? Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: Yeah. Yeah. No, I'm -- I'm in agreement with most of what you said. I drive through there and that is backed up pretty much every day. Maybe waiting there for ten minutes to get past that stop sign. I think R-15 is definitely excessive for the area and the issues with the school I just can't look past that. I got young children in school and they are starting to get really crowded in the area. So, I agree, I don't think that would be the right project at this time. Smith: Madam Chair? 39 Meridian Planning&Zoning Commission October 3,2024 Page 36 of 69 Lorcher: Commissioner Smith. Smith: I will try to keep it short, as I'm going to be echoing -- mostly echoing what you and Commissioner Sandoval said. I have a little bit less of an issue with some of the density. I think, obviously, this is probably a bit too much. But again -- again, it's a question of not just the level of density but level of density at this time if this were -- if this were proposed and, you know, in -- in five, ten years and we had a little bit more infrastructure in the area developed and built out, I would be more okay with tinkering on the margins and maybe asking for some revision to some of the layouts and some of the shared driveways and -- and -- and some tweaking here and there. But I think with this level of density at this present time with this level of infrastructure, given that this is specifically an annexation, I -- I -- I don't think I can support it. If this were, again, also a preliminary plat and not an annexation, there are a lot of if some -- if some things were slightly different I could see myself supporting something close to this, but this is not -- I think given all the circumstances I -- I don't think this is something that I can support at the moment. If -- if there was a proposal for lower density at this present time I could also see myself supporting it. But this is just the combination of factors for this specific application. I appreciate the open space in the middle. There are certain things about this that I actually really love and I would like to say, hey, in -- in a few years' time maybe we can have more of a clear headed conversation and more of an informed conversation with something like this and I would love to see it. I love a lot of the green space. I love a lot of the open space. I love a lot of the intention that went into some areas. But there are some areas and some things like the density that are just too much at this present. Lorcher: Thank you. Rust: Madam Chair? Lorcher: Commissioner Rust. Rust: I'm torn. On the one hand I resonate a lot with what you have said -- what Commissioner Smith has said. I also know from experience that a bird in the hand is often worth two in the bush and that density is -- this area is only going to continue to grow. Highway 16 is coming in. The applicant has increased density from the last time around and I feel -- I fear that density will only increase from here the next time we see this project if we do not pass it now and I do really like the open space and the pond, the lake concept. So, on the whole I understand the infrastructure concerns, especially the schools, but I do think that this is a good design for the area and as the applicant pointed out it is getting phased in. We are only talking a hundred homes by the time the roundabout is in and other infrastructure items, you know, probably will be in place before the subdivision is fully complete. So, I do support the proposal as it stands, while recognizing some of the concerns that are outside of our purview. Lorcher: Thank you. I'm not sure how this is going to go. We are the recommending body to City Council for this. What I also didn't mention is the school's -- Pleasant View F40] Meridian Planning&Zoning Commission October 3,2024 Page 37 of 69 is full. It takes three years to build a school. There is no -- as far as I know no elementary schools planned at least in the next year and busing the kids to Star Middle seems pretty far for me, so -- can I borrow your piece of paper, please? So, with that in mind I am allowed to make a motion, so I can give you a little break there. After considering staff, applicant and public testimony, I recommend -- I move to recommend denial to the City Council for File No. H-2024-0016 for the hearing date of October 3rd for the following reasons: The current timeline and traffic at Black Cat and McMillan cannot sustain the current use, much less than adding more homes to it. The schools are over capacity at this point in time and busing our kids is probably not in the best interest of the families. And that the density of the subdivision Is too great for the space allowed. Sandoval: Second. Lorcher: It's been moved and seconded to deny Baratza Subdivision. All those in favor say aye. All those opposed? All right. We have got a tie. So, is it me? Starman: Well, Madam Chair, you can ask the clerk to call roll, but I think it was a three-two vote in -- in favor of the motion. But to be clear we will have Madam Clerk call roll. Roll Call: Lorcher, yea; Grace, nay; Smith, yea; Sandoval, yea; Seal, absent; Garrett, yea; Rust, nay. Starman: So, the motion passes and the recommendation to Council is -- Lorcher: So, just to be clear, I want to make sure it's -- I'm saying denied. Is that right? Starman: My understanding, Madam Chair, is you voted in favor of your motion, which was to recommend denial. Lorcher: Correct. Starman: So, that's how I understood and -- Lorcher: Just want to make sure. Starman: To summarize for everybody's benefit, including the members of the community here as well, so the motion passes and the motion, to be clear, is a recommendation from the Commission to deny the applications that were before you tonight, including annexation and preliminary plat and related actions. Lorcher: Okay. Thank you very much. MOTION CARRIED: THREE AYES. TWO NAYS. TWO ABSENT. 41 Meridian Planning&Zoning Commission October 3,2024 Page 38 of 69 8. Public Hearing continued from July 18, 2024 for The Gateway at 10 Mile (H-2024-0010) by KM Engineering, LLP., located at NE corner of W. Franklin and N. Ten Mile Rd. A. Request: Conditional Use Permit for 390 multi-family units in the R- 40 zoning district. B. Request: Preliminary Plat consisting of 31 buildable lots and 3 common lots on 38.99 acres of land zoned C-G and R-40. Lorcher: All right. We have one more; right? No. Two more. Sorry. That was wish -- wishful thinking. Okay. Let me give a second to get my thoughts here. Next on the agenda is Item 2024-0010, The Gateway at Ten Mile requests a conditional use permit and preliminary plat for a multi-family community in the R-40 zoning district. We will begin with the staff report. Parsons: Thank you, Madam Chair, Members of the Commission. As you mentioned, this item was continued from July 18th hearing. The main reason for the continuance was the applicant wanted more time to work with ACHD on access from Ten Mile Road. If you had a chance to look at the staff report you can see both Franklin and Ten Mile in this area are really starting to see a lot of congestion as well, which has been a common theme at tonight's hearing. So, currently Ten Mile is operating at a level of service F. I know -- if the Commission had it -- has reviewed the public record on this you probably noticed there is 70 plus comments -- written comments on this particular property. A lot of them concerns with the schools -- overcrowding of the schools. Excuse me. Traffic on the roads. High -- so much high density in one area. Excuse me. But I do want to point out to not only the audience, but also the Commission, that this property was annexed in 2020 with a concept plan. At that time the City Council determined that this was in the best interest of the city to annex this and zone it appropriately with the C-G zoning and the R-40 zone and the concept plan that was tied to that particular annexation and development agreement for that project did show high density residential and a mix of commercial and employment uses on the site. So, really our purview tonight is really to discuss whether or not the CUP meets the code requirements and the preliminary plat meets the subdivision requirements. As far as the use and the road layout, all of that is within conformance of that -- not only the Ten Mile Interchange Specific Area Plan, but also that concept plan in the development agreement. You can see here in the exhibit before you in our presentation, as I mentioned current zoning of this property is C-G and R-40 and the -- the future land use map designation is mixed-use commercial and you can see currently it is vacant land there on the northeast corner of Franklin and Ten Mile Road. As I mentioned to you, this is two -- two applications, so a preliminary plat which consists of 31 total lots, but nineteen of those are commercial and 12 are R-40 lots to allow the construction of the multi-family development. I would let the Commission know when this project was approved with the development agreement two of the commercial lots -- if you can see my cursor here — we are allowed to either be a civic use or open space as part of the development. The -- the developer has the option to choose how they -- they use those F42 Meridian Planning&Zoning Commission October 3,2024 Page 39 of 69 two lots in the future and, then, you can see on the -- the road -- there are some public streets being extended with the proposed development and so this is -- actually, if you follow my cursor here, the internal street within the development is all public, including the northernmost access to Ten Mile and the cul-de-sac. All of that will be dedicated right of way to ACHD and that -- those three sections will be required to comply with the Ten Mile Interchange Specific Area Plan. On the eastern most boundary is Wayfinder Street. What you see here. As you can see there is two adjacent properties that prevent that connection from happening at this time. So, the applicant will have to wait for that to happen in order for them to get access to Franklin in that location and access to a signalized intersection that is planned for that area. In the interim staff -- both staff and ACHD are supportive of the right-in, right-out only access to Franklin Road that you see depicted here. On the -- the original submittal the applicant was proposing a private street. It's not necessary. They can achieve the same result without that application and staff is amenable to that. We do not want a private street to connect to an arterial. Our code restricts it. So, this would be a shared access between those lots. They will provide a cross-access easement and, then, ACHD is also requiring mitigation. So, basically, a right-hand turn lane into the site to get folks off of the -- the roadway as they enter into the development. Again, staff is also amenable to the approved access -- full access to Ten Mile in this location where the public street will be constructed. Where the applicant and the staff and ACHD differ a bit is the central access here on Ten Mile. Originally the applicant was proposing a full access as part of their traffic study and both staff and ACHD said, no, that is -- that is not going to work and so the applicant went back, amended their traffic study and said what if we proposed a right-in, right-out, would you be amenable to that. In my discussions with the applicant I informed them that the code doesn't grant staff the authority to -- to allow that one, just because they have a -- a backage road, essentially, a collect -- a public street that they are constructing as part of their development. So, this access isn't necessary or -- or doesn't meet the requirements of the code. However, they can request City Council waiver of that access point. So, their discussion -- or their presentation to you tonight will include that request, that either you support it or make at least a motion of -- or chime in on that access and move that forward to City Council. But ultimately Council will decide whether or not they approve the right-in, right-out only access to Ten Mile in that specific location. And, again, that would be a cross-access driveway, not a public -- public or private street. As far as the subdivision improvements go, the only required landscaping that is required would be the landscape buffers along those -- those public streets and staff did find that the applicant met those requirements. Now, as far as the multi-family development, the CUP is for 390 residential units. You can see here along the -- the public street the applicant is proposing townhome style three story, tuck under garage style apartments and, then, central are conditioned space four story apartments. Again, as I have mentioned in my opening remarks, this site plan -- this layout is consistent with the concept plan in the development agreement. Right now we are going to -- we are determining whether or not it meets open space parking requirements, site amenities. Staff fines -- and, then, this is kind of what it looked like. I like to see the color pictures. It's easier to follow it. The black and white figures. But this was the original concept plan in the development agreement or some version of this and you can see here, as I mentioned, here is that open space civic use that I F43 Meridian Planning&Zoning Commission October 3,2024 Page 40 of 69 mentioned and, then, here is the -- the layout for the multi-family. So, the applicant is providing the required open space per UDC standards. So, it's roughly three acres or so. They do meet the site amenity standards. I will go through those real quickly with you. So, it looks like clubhouse, swimming pool, fitness center, dog parks, bike repair station. You will also note on the site plan that there are some additional garage spaces on this site for storage or parking, but it's still in excess of what the code allows. So, it really is not meant to be -- so their parking count will not suffer if these garages are used for storage rather than parking. So, just want to make that clear on the record that they are above and beyond what the code requires for parking. The other part of it is that spine road that goes through the development and separates the multi-family from the commercial, will also have parallel parking on it for the Ten Mile Interchange Specific Area Plan. So, not only do you have internal parking, but there will also be that pedestrian element on the street to allow people to park and have interconnected walkways between the two. That was part of our analysis we did when we annexed the property in 2008. So, total parking spaces provided is 744, with 363 of those being carports and 231 regular and, then, as I mentioned, 150 garage spaces. So, it's actually a fairly nice development. One other note that I would make. The applicant, as part of the review of the annexation back in 2020, the applicant also provided details for some of the internal plaza areas for the commercial development and that's some of the schematics and graphics that you see here. That was part of staff's analysis back then and, then, also provided a pretty robust pedestrian circulation plan for the development as well to show how it all integrates and connects to one another. The one notable change here is staff is recommending that they lose the bike lanes on the internal spine road there in favor of ten foot multi-use pathways. That's pretty consistent with ACHD standards and the applicant is in agreement with that. So, they will work with ACHD. That changes the configuration of their -- their street template, but, again, they still should be able to work within those parameters and still make it work without changing too much of the site plan. West Ada School District has asked that they provide some additional connectivity between Street A and Street B along Ten Mile, because they anticipate picking schools -- school children up from this facility. So, I just encourage the applicant to continue to work with them and -- and add that to the inclusion that is part of their plan. And as you know the Ten Mile Creek does bisect the property here. We still don't have a plan for what we want to do at that intersection just because of how it's laid out, but maybe at some future point maybe ACHD buys it and relocates their pond site and gives the applicant the additional property on the east side so they can incorporate it into the development. A lot of things can happen, but for right now it will just be open space and natural along the creek. As I mentioned to you, I will get to the building elevations. Here is the open space exhibit as I mentioned to you meet -- meeting UDC standards. Again, they have the option of using this to add more open space as required by code and, then, here is some of the elevations that are proposed for the development and, then, the garages as well. Again, a final design will be required to comply with the Ten Mile Interchange Specific Area Plan and our Architectural Standards Manual. Based on conversations with the applicant early in the week we did tell him that we could not support the right-in, right-out access to Ten Mile as I discussed because of the code, but we did agree that we had a mishap on the condition of approval, so we are asking you if you -- on your motion tonight to modify F44] Meridian Planning&Zoning Commission October 3,2024 Page 41 of 69 Condition 2-H to allow that language as underlined and, then, also the -- along Ten Mile and Franklin has existing sidewalks already that we won't require the applicant to remove and so we need to strike that Condition 3-C from the staff report. As I mentioned to you, a lot of public testimony on this one for the various reasons. Again, staff is recommending approval with the conditions in the staff report and the modifications on your screen. Staff will stand for any questions. Lorcher: I do have a question. If I'm coming south on Ten Mile -- so, I'm coming from Albertson's at Cherry Lane, how do I get into this? Because I can't turn left on Ten Mile; right? I have to go down Franklin and go around? Parsons: Madam Chair, Members of the Commission, you can -- the public street A that you see here that will be full access. You will -- you will have a turn lane to move -- to get into that site. Lorcher: Did ACHD say it would be lighted or it's just a street? Parsons: Yeah. It won't be signalized. Lorcher: Not signalized. Okay. All right. And, then, the same thing if I'm going east on Franklin past Ten Mile, the one street that you are showing here is a right-in, right-out, so I would go up to -- what is it -- Wayfarer did you say and, then, go in that way? Parsons: Madam Chair, Members of the Commission, in the future you will be able to do that, but for now you would have to go farther east to the light and, then, turn in and turn back -- Lorcher: And, then, go back? Parsons: -- past FedEx and tie into the site, because they are extending that stub street currently. Lorcher: Okay. Parsons: So, yes, it will be a challenge. The applicant's also working with ACHD on trying to get a U-turn at the Ten Mile Interchange to circle back at that intersection and turn back into the development as well. So, a few more tweaks to happen, some more analysis with ACHD, but all in all, again, as the plan is presented it meets the code, UDC and ACHD's policies. Lorcher: Okay. Any questions for staff? Grace: Yeah. Madam Chair. Bill, so if the code prevents that right-in, right-out on Ten Mile, what happens to that street? Does it -- it just doesn't exist or it gets -- or what? F45 Meridian Planning&Zoning Commission October 3,2024 Page 42 of 69 Parsons: Yeah. Madam Chair, Members of the Commission, if -- I presume you are talking about the right-in, right-out here? Grace: Right. Parsons: Everyone would enter here at the public street. Grace: And that would all -- that would be an exit street only, then, or what -- Parsons: No. It's full access. Grace: Oh. So, in -- in the chairwoman's example of coming south on Ten Mile you could go left there into that street. Parsons: That is correct. You could turn there. Grace: Okay. Thank you. Lorcher: Any other questions for staff before we ask the applicant to come forward? Okay. Would the applicant like to come forward? Bower: Mr. Parsons, can I have my presentation, please? And, Madam Chair, Commissioners, Jeff Bower. 601 West Bannock in Boise. Here tonight on behalf of the landowner and applicant. Mr. Parsons did a fantastic job. I know it's getting late, so I'm going to go very quickly through my presentation. He said everything I was going to say, but we are here to answer some questions. With us from the development team are Derek and Trevor Gasser and Andy Daleiden, he is our traffic engineer from Kittelson and Associates. He is going to say a bit about the access. We do want to inform the Commission, even if it is a Council level decision, we would like a recommendation. I think you have already identified some of the issues we see with the removing access B. It's really a great distance between our accesses and so Andy is going to speak to that some more. So, project location has been covered well. We wanted to give a present aerial just to show some context. The area is developing or developed very quickly. We kind of view this as an in-fill site at this point. You got the Ten Mile Creek commercial project to the south. The FedEx and Amazon distribution centers to the east. To our north I think that Bill might have gone over this so quickly, but there is actually a rail line there. So, there is 200 feet of right of way between us and our neighbor to the north. The west is a storage use and a -- and a church use. This is part two of this project. So, this slide is just to show the Commission our existing zoning. So, we do have the C-G on the Ten Mile and Franklin Road frontage and the R- 40 high density residential interior and I have set that against the approved conceptual site plan that's included in the development agreement. I did want to highlight a couple things from the development agreement and -- and Bill did touch on these. Does my cursor work up here? There it is. So, number one was the preservation of a civic lot. This is on the city's future land use map as a civic area in this corner up here and the -- and the idea behind that is to reserve property for a future transit multimodal transit F46 Meridian Planning&Zoning Commission October 3,2024 Page 43 of 69 potentially on this rail line. So, we are reserving about an acre there for that future use, reserving this corner down here for -- at this point the city parks department. It could be a really cool park feature on the Ten Mile pathway here and, then, the last condition I wanted to point out was that the Council actually required a minimum density for the site. They said you shall develop between eight and 15 units per acre on all 39 acres. So, this project is right around ten. So, we did go on the low end, but I just wanted to flag that for the Commission. Bill covered the plat well. We meet all the lot standards that are applicable. Pulling out the -- the R-40 residential component, again, a mix of different multi-family types, apartments and townhome style development. Again, Bill went over the amenities, but we think we have kind of gone over and above here. I believe we have eight different amenity types significantly over the required open space and really touching on all of the lifestyle amenities, which are kind of what we are targeting here is -- is folks that want these lifestyle amenities, as opposed to just open -- open space amenities. Meet or exceed all of the required open space. Turning to the G-C zoning, this area is around 22 and a half acres. The site plan depicts two different colors of building. So, the buildings in the front along the frontages were single story and, then, the more yellow building setback, those are anticipated to be multi-story commercial. Not really sure what the uses will be at this point, but we will generally conform to the C-G or I think an office in the back or other professional services with restaurants and other things in the front. Site circulation. Again, Bill covered well and Andy is going to do -- do some more, but we do feel like we have provided a really good integration here between the -- the commercial and the residential, so that you do start to capture some trips and you have a truly walkable community that is part of the Ten Mile specific plan goal. We also think we have really good connectivity between the -- the -- the commercial uses, so that people can easily get between different businesses in the -- in this project. These plazas -- I wanted to highlight where they will be in context of the development, again, providing sort of linear walking spaces from the residential through the commercial and, then, out to the street front. To touch on a couple of the questions and the comments as it relates to the West Ada School District busing, absolutely on board with that. We have a similar comment from VRT that also wants some bus stop area on Ten Mile. We hope to coordinate with those two agencies, so that we can overlap and have a nice facility. I know there was one more question. That's it for now I think. Stand for any questions. But Mr. Daleiden does want to come up and speak to the access just a bit. Lorcher: Would you like to come up and make your comments? Daleiden: Madam Chair -- Madam Chair, Commissioners, Andy Daleiden with Kittelson and Associates. 101 South Capitol Boulevard, Suite 600, Boise, Idaho. 83702. I'm a senior principal engineer with Kittelson and Associates and we worked on the traffic impact study for this project. We collaborated with Ada County Highway District and City of Meridian in the process of developing the traffic impact study and, then, also once submitted addressing comments, you know, from both agencies to come to the final product. A couple points just wanted to highlight related to the access to the project. So, the slide you are looking at -- there is a couple items. One is there is four existing access points on Ten Mile Road and the project's consolidating those into two. F47] Meridian Planning&Zoning Commission October 3,2024 Page 44 of 69 So, one would be the northern access -- Access A and that's the public street that Bill referred to and, then, also Access B, which is proposed as a right-in, right-out and we worked with Ada County Highway District and the City of Meridian staff on that item. Right-in, right-out is located 825 feet north of the signal at Franklin and Ten Mile and at this point -- and you will see in Ada County Highway District's staff report that they approved the accesses for the project, both on Ten Mile, but also on Franklin with the condition there, you know, ties to City Council's -- City of Meridian's approval if they recommend approval for the right-in, right-out at Access B. Some of the benefits of that access, one it -- it improves connectivity. It is able to provide a little bit of a grid system, which is often left out of projects and that's one of the components that it helps with. It Also -- by doing that some of the trips are reduced at -- from access and north on Ten Mile, as well as Access B, the right-in, right-out and in the future there will probably be a few trips that may be captured, but are utilizing Wayfinder as well. And, then, with that reduction that also improves just the operations that you would see level service at Accesses A and B. A couple elements just to highlight just so you can see kind of what the preliminary concept design of what that -- what would be for that right-in, right-out. There is two elements. One would be a right turn -- dedicated right turn lane for Access B northbound on Ten Mile to be able to separate trips going to the site from traffic on 'Ten Mile. So, that's a safety treatment, as well as operations. And, then, the second piece is provide some level of raised median on Ten Mile to restrict left turns and -- out of the site, as well as left turns into the site at that location. Tentatively we have shown just that northbound left turn, because there is an existing access to the west to be able to provide some provision for that, but, obviously, that component would be worked out through -- if approved through design with -- design approvals with Ada County Highway District on that, as well as working with the adjacent -- the property owner there. And, then, lastly, just to provide some context just about access in this area related to nearby properties. So, starting on the northwest there are -- the church property has three accesses. One is a right-in, right-out. Two our full accesses to be able to get access to that location. Going to the southwest, this is a more recent development that was approved by the city. There are five accesses, two associated on Franklin and, then, three on Ten Mile. One right -- one right-out access -- one right-in, right-out access and, then, a right-in, right-out, left-in access. And, then, in the southeast quadrant of the intersection that property has six accesses, three on Ten Mile and three on Franklin and so -- and, then, with the proposed project the -- the access proposal is to have three proposed accesses, plus a future connection to Wayfinder at some point in the future when that connection can be made. With that there is two right-in, right-outs and, then, there would be two full accesses serving the development. It's a significantly less request that's being presented and asked by the -- by the applicant. With that I will turn it over to Jeff just to wrap up. Bower: First are there any questions for Mr. Daleiden? Lorcher: Not yet. Bower: Okay. Great. Well, yeah, we are -- we are there. That's the end. We are going to conclude. But we just wanted to say we appreciate staff's time. We have read F48] Meridian Planning&Zoning Commission October 3,2024 Page 45 of 69 the staff report, all the conditions of approval and with the modification that -- that Mr. Parsons gave tonight on the screen, we are just asking for your recommendation per the staff report as amended. So, thank you. Lorcher: Okay. One, before you walk away, Commissioners, do we have any questions for the applicant? Commissioner Grace. Grace: Can I just get clarity on what you are asking to be amended or to -- to -- to be -- I guess different from what the staff recommended, so I am clear on that? Bower: Absolutely. Madam Chair, Commissioner Grace, perhaps Mr. Parsons can toggle back to his screen, but the first dealt with the condition that says thou shalt remove Access B and he has modified that to say remove Access B unless approved by Council and we support that. We have recognized that this is a waiver situation for an access onto Ten Mile. And, then, the -- the second is a -- just a technical changing -- I think a five to a seven or a seven to a five that we caught just before the hearing. Lorcher: What? Sidewalks? Bower: Sidewalk width. Correct. Grace: So, you don't actually disagree with the first recommendation then? Bower: I guess, Madam Chair, Commissioner Grace, we are advocating for both accesses and we wanted your recommendation to add that going to the Council and I think with the condition as amended it leaves the door open for us to do that. Grace: Okay. Thank you. Lorcher: All right. One more clarification. Do you have the blessing of ACHD to be able to have that access point? Bower: Madam Chair, we do. Lorcher: Okay. Bower: So, the -- the access that Mr. Daleiden went through with the full access to the north, right-in, right-out, between the intersections, ACHD has said that those meet our standards, but we are going to defer to Meridian City Council as the final say. Lorcher: Got you. Bower: Yeah. F49] Meridian Planning&Zoning Commission October 3,2024 Page 46 of 69 Lorcher: Okay. All right. Before you walk away let me just check with the other Commissioners. Commissioner Sandoval, Commissioner Smith, do you have any questions for the applicant at this time? Smith: Not at this time, Madam Chair. Lorcher: I'm sorry, did you -- nope? Yes? Smith: Not at this time, no. Lorcher: Okay. Thank you. Bower: All right. Thank you all. Lorcher: Madam Clerk, do we have anybody to testify? Lomeli: Thank you, Madam Chair. We have Justin Hamilton. Lorcher: Hi. If you can state your name and address for the record that would be great. Hamilton: Justin Hamilton. I live at 1225 North Saw Creek Place, Meridian, Idaho. I think I -- I understand better now what this plan is, but my concerns still are not resolved with -- with the proposal. I moved to Meridian about ten years ago with the understanding that it's -- it's a great place to -- that aligns with my values and a great place to raise a family and -- and I feel a lot of those values are -- of the city are changing based on the increase in urbanization in the area, primarily brought on by -- by the high density housing. I feel when that happens we are -- we are losing a lot of that -- the small community feel, right, and the -- the -- the closeness that comes with the family values that -- that are brought within the city and I believe that a lot of those are degrading currently. One of my largest concerns is the safety of the traffic -- a lot of the same reasons that were brought up about the previous proposal I will echo. I mean this is the -- the funnel to Black Cat and McMillan, right, and -- and so all those same concerns I feel can be transferred directly over to here. Just last week I was almost rear-ended coming off of the Interstate waiting to -- to get onto Ten Mile. The traffic was backed up, right, and there was a construction vehicle. It didn't see that traffic was -- was at a standstill and -- I mean that's -- that's every other week for me coming home from St. Luke's and the worst accident I saw was at Cherry and Ten Mile when three of my children and my mother were -- were taken to the trauma center because they were T-boned -- T-boned going through that -- an uninsured motorist going through that and it took years of medical bills and -- and legal fees that -- that we dealt with and I'm -- I'm hopeful that Highway 16 will help alleviate things. I -- I -- I'm -- I'm doubtful, though, until we see some of that happen, so I just believe our infrastructure doesn't support this level of density at this time along -- along Ten Mile. You know, and schools I think is -- is one of the other concerns. I have -- I have five children, three of which are school age currently and they go to Chaparral and now Meridian Middle School. Last week we heard from City Council that there is -- there is a general sentiment from the school F50] Meridian Planning&Zoning Commission October 3,2024 Page 47 of 69 board -- from West Ada school board to don't stop the growth, we will figure it out. I brought that same concern to Principal Davis at Chaparral earlier today and she says we felt a huge impact on our school community. Since the beginning of the school year we have had over 40 students enroll and they keep coming. None of our classes are technically over capacity yet, but they are getting close. My biggest concern is the new apartments directly behind this school -- I think they are called Yellowstone -- are set to be completed by May at the latest. It would be a stretch to add more students. I also think about safety issues that may arise with apartments that are that close overlooking the playground. I'm concerned about the quote of don't stop growth, we always figure it out. The reason for my concern is that it takes time to set new boundaries for schools and that is a painful process for -- for families. I have lived through many of these boundary changes and it doesn't get any easier for school communities. West Ada stated they are against previous -- I'm sorry. That's a separate thing. So, in conclusion, I believe that the cost of expansion is real, as it's felt individually by my family and -- and -- and I don't see a way for us to continue to hold onto those values at the current rate that the city continues to see growth. Thank you very much. Lorcher: Thank you. Madam Clerk. Lomeli: Madam Chair, we have Karla Ehlers. Lorcher: Hi. Ehlers: Hi. Karla Ehlers. 4731 West Blue Creek Court in Meridian. This area of Ten Mile already has one of, if not the largest, concentrations of high density housing in Meridian. There are currently 3,000 apartments built and/or approved within a mile radius of this proposed complex with even more in the pipeline. The Comprehensive Plan for Meridian states that Meridian should avoid concentration of any one housing type in any geographical area and maintain a range of residential land use designations that allow diverse lot sizes, housing types, densities. Adding more high density housing in this area does not honor this direction. The Comprehensive Plan also states the city is committed to meet and protect the needs of existing residents. Existing residents need good roads. Traffic levels on Ten Mile are already unacceptable to many residents including me. The Comprehensive Plan states that while the city does not directly control the roadways, its land use decisions directly affect them and future land uses have been developed to support existing area transportation plans, as well as to guide the future build out. Allowing high density housing adjacent to an already busy road is not harmonious with the goals laid out in the plan. Good schools are another need of existing residents and the plan champions Meridian as a premier community in education. Chaparral Elementary, the public school zoned to serve every single one of the 1,900 existing apartments, as well as the 1,100 apartments that are already approved or under construction, is at 99 percent capacity this year. Chaparral does not possess the capacity to serve all these future students, let alone the children from an additional 390 apartments. I recognize the city is not the final authority on schools, but the Comprehensive Plan states the city encourages an exceptional educational system and that thoughtful communication and coordination will help to ensure residents have F51 Meridian Planning&Zoning Commission October 3,2024 Page 48 of 69 accessible and safe educational opportunities. Further, the city will encourage communication between essential service providers to plan for growth associated with schools. Saying no to more high density housing in this area, this already densely populated area, will honor these commitments. Current residents also need water and I think it's prudent to take a big picture and long-term approach in respect of water. The Comprehensive Plan states the city has a vision for sustainability and will provide ample and clean water to the citizens in perpetuity. We are facing a statewide water crisis. This is an issue that affects all Idahoans and demands local attention and action. Water preservation must be our priority. Adding more residents and high densities will further deplete our waning water resources. We must protect our water by slowing the rate of residential development, especially high density, to help ensure we meet our current and future needs. The City of Meridian's goal with the Comprehensive Plan is to ensure Meridian is a premier place to live, work and raise a family. I support this goal, but I don't believe the current proposal does. I urge you no vote. Thank you. Lorcher: Thank you. Madam Clerk. Lomeli: Madam Chair, we have Natalie Purcell online that signed up. Oh. She is in Chambers. Lorcher: Okay. Hi. Purcell: Thank you. Good evening. Natalie Wixom Purcell. 3848 West Park Creek Drive. The City of Meridian we just have heard has approved over 3,000 high density units on Ten Mile and by allowing this has deviated from Meridian's Comprehensive Plan. We have built up an entire street of one building type. My concerns began about a year and a half ago as I witnessed an influx of apartments being constructed and towering over our schools and neighborhoods, all while our commute times continue to increase substantially, our parks are overflowing and our students class sizes kept growing. Education has taken a back burner on this city's planning and our children are now the collateral damage. My son had 37 students in his class last year at Chaparral Elementary. I spoke with Doni Davis as well, the principal. They are currently at 545 as of today and I would like to note that the numbers are incorrect in the agenda. Miranda Carson sent an updated number to you on July 17th where the program capacity is at 550. Five fifty. So, we are five students away from that and we have 3,000 apartments. Continuing to grow in this area. Homeowners who have been here for years have -- have built a quality of life are having that stripped away. The citizens of Meridian are now getting pushed out and overrun on their streets and their parks and their schools by out-of-state developers. With this pace of growth we must focus on the needs of our current residents. This developer has a pickle ball court. That's great. Is that going to help the Meridian needs for flag football, soccer, baseball, anything in youth sports? I had children in youth sports and I coached my son's soccer team. I used to have to show up an hour before to try to get a spot at a park. An hour. That's what's happening. The closest park is Fuller Park for all of these Ten Mile communities coming. My neighborhood is now an overflow parking lot every single weekend, because we don't have the capacity for this in this area. We don't have the F52] Meridian Planning&Zoning Commission October 3,2024 Page 49 of 69 infrastructure built up. This current project favors developers. It allows them to profit while residents face congested streets, overrun parks and rising property taxes. All while the developer pays zero for our schools. He will pay zero impact fees when my child has a class of 37 students. That is unacceptable. Our surrounding roads are rated at an F and they are asking for more housing. It took me 25 minutes to take my children to the dentist. It used to take me eight. Twenty-five minutes to get to the dentist. To attend church on Sunday it takes five to ten minutes for me to turn out of my neighborhood and this is at 1:00 p.m. on a Sunday afternoon. If Highway 16 is, indeed, going to solve all these road problems, as they like to say, I request that all new projects be delayed until that completion is done, because the residents on Ten Mile cannot continue to live this way. We need answers and we need actions on our roads, our parks and our schools. I think it is a glaring admission from our developers that they did not even talk about schools in their project just a few minutes ago. Schools were not mentioned. This would put our schools over capacity and we just showed that on the project previously with Pleasant View. I have friends that go to Pleasant View. Their children go there. We are having the same problems at Chaparral and it is time for the City of Meridian to prioritize its citizens and I really request that we vote no and that we put our children and our city and our residents first. We need this right now. We need to take a pause and catch up, because we don't get to live like this anymore. Thank you for your attention and time. Lorcher: Madam Clerk. Lomeli: Madam Chair, no one else has signed up and no one online has their hand raised. Lorcher: Would the applicant like to come back and address some of the concerns? Parsons: Madam Chair, as the applicant comes up maybe he can address some of the phasing of the project for some of the residents, just to understand how it may take several years for this to get -- really get built out. Bower: Absolutely. Madam Chair, Jeff Bower. 601 West Bannock. I will take that one first. So, our phasing plan is a bit in flux and it's largely dependent on this access issue. But overall we are looking to develop the commercial component first and residential second and we are thinking, you know, a best case scenario would be this project would be fully developed in eight to ten years. So, it -- it -- it's going to take a long time to absorb the commercial and the -- the residential is just going to be a slower project. We want there to be some commercial there first. So, I will try to just address all the concerns and if I miss any, please, let me know. But, you know, as it relates to -- to density and the comp plan and all those issues, we think we are in accordance with the comp plan and specifically the -- the Ten Mile Area -- Ten Mile Interchange Specific Area Plan, which, you know, calls specifically for high density residential next to commercial and when the Council rezoned this project just a couple years ago that was the basis for the rezoning was that we met the comp plan. You know, density has been decided on this site with the development agreement and we are, as I mentioned, at the 53 Meridian Planning&Zoning Commission October 3,2024 Page 50 of 69 low end of that density. With respect to water, there is nothing from Public Works or any of our engineers that indicate there is any shortage of water or available -- availability of water to this site. Stubs are -- for water are both in Ten Mile and Franklin. I will touch on schools quickly. We are predominantly -- we are a multi-family development project with a higher percentage of single -- single bedroom units. So, I think the school district calculated that overall we would have 51 students added based on the 390 units. So, about a little over four kids per grade. As it relates to middle school and high school, there is significant capacity at the -- at the two schools that serve us and as it relates to the elementary school there are two letters. The first letter articulated the -- Chaparral's architectural capacity and the second letter was its programmed capacity. So, typically, the school only programs capacity for the number of students that are enrolled and so that's what they have done here. That -- that's that 585 number, which we are kind of bumping up against, which is just good planning; right? They have -- they have programmed it for amount of students. But the school actually has capacity based on the March 17th letter for 700 students, which is well below. So, I think I addressed all the concerns, but happy to stand for anymore questions. Lorcher: Commissioners, do we have any other questions for the applicant? I think we are good. Thank you. Bower: Thank you all for your time. Appreciate it. Lorcher: Can I get a motion to close the public hearing? Rust: I move that we close the public hearing. Grace: Second. Lorcher: It's been moved and seconded to close the public hearing on the Gateway at Ten Mile. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Lorcher: So, just to clarify, Kurt, tonight we are making a recommendation to City Council in regard to the conditional use permit and the preliminary plat. Starman: Madam Chair, that's accurate. The third topic you are not required to make a recommendation on, but I think both staff and the applicant would prefer a recommendation as well relative to the additional access point. That's within your -- you are not required to make a recommendation, but I think there is -- from the staff perspective that would be helpful. But, yeah, the two concrete issues before the Commission tonight pertain to the conditional use permit and the preliminary plat and under the UDC it's your -- your role is to provide a recommendation to the City Council. F54] Meridian Planning&Zoning Commission October 3,2024 Page 51 of 69 Lorcher: So, for those of you in Chambers it -- in 2020 it was already annexed into the city to be multi-family housing. One way or another there is going to be apartment buildings at this corner. That has already been decided by the annexation. The question before us is how can that look in a way that supports our community. Now, for the overcrowding the answer would be zero; right? But that's not what's going to happen. Our decision tonight is are they following the rules of the conditional use permit. That is our role tonight to make the recommendation to City Council. It is not to say that multi-family housing doesn't belong here, because that's already been approved. So, the developer already said that they went to the low end at ten units per -- their density versus 14 to 20 or 15, whatever the number was and it sounds like you are looking at an eight to ten year build out with commercial coming first. So, in regard to what they have done to work with the city and the rules put in front of them to be able to be zoned at this area, they have followed every recommendation that the city has put before them and in my opinion we are not in a position to say no, because there was a bunch of boxes to check and they checked them all. So, again, one way or another it's already been zoned for multi-family housing. Whether it happens today, next week, ten years from now it's -- that's what it's going to be, because that's what it's been zoned for. So, I think they have been thoughtful. I support the extra access, because the more access you have the more ways people can kind of move around and I like the fact that you are going to do the commercial first and, then, work your way in for the multi-family housing later. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I -- I fully agree with you. I -- I think one thing I want to also emphasize is -- I want to take this step further is that I don't think -- at least my position is not that while our hands are tied it's going to be R-40 and -- and -- and this is kind of -- you know, it checks the boxes, I think this is a good development. I think this is -- this is a really, you know, beautifully designed area if -- if there is going to be R-40 in this area that this is some of the best I -- I think you could do here. As for some of the concerns I feel -- I -- I -- I feel like when R-40 or -- or anything similar is -- is being discussed, if it's in a centralized location the concern is that there is too much of it in one place and if it's distributed there is the concern that it's not enough transition space and it's, you know, apartment complexes in people's backyards. I think this type of development really strikes the balance very well. Like they said it's on the lower end of the -- of -- of the required density. Regarding water usage I think this kind of development actually makes more efficient use of -- of -- of water than -- than R-4 might. Not that that's the be all end all, but if that's a concern R-40 makes more efficient use of water than R-4. There is less -- less land to irrigate. I -- I think this is just a really well designed property and I want to just -- I guess I'm -- I'm maybe being a little bit too long winded here, but I -- I wanted to say more on that than our kind of implying our hands are tied or that this is kind of box checking. I think this is a really great property and I'm -- I'm excited to support it. F55] Meridian Planning&Zoning Commission October 3,2024 Page 52 of 69 Lorcher: Thank you, Commissioner Smith. Grace: Madam Chair? Lorcher: Commissioner Grace. Grace: Yeah. I understand no one's really excited about multi-family, particularly R-40. We -- we do -- we do see a lot of challenges with -- with -- within the community and we see a lot of opposition to it. I -- I was sitting where you all were several -- I don't know, ten, 15 years ago when multi-family came into my area of Meridian. So, it is challenging. I do agree with the -- with -- with the chair that we -- we -- we are limited in what we are supposed to be looking at tonight. The multi-use commercial it does provide for a variety of -- of uses. This -- these are consistent with that. These provide -- everything to the south there is -- that I'm looking at is commercial and it provides employment opportunities. I -- I did like the -- the statement from the applicant about the predominantly one bedroom nature of the -- of the -- of the multi-family. I hope that helps. But with that said I will say that, you know, what Natalie said is not incorrect and I think in a larger context we do need to start looking at these things and I don't know -- you know, this -- this particular project is -- is -- is not probably the appropriate time and place, but there is a lot of truth in what you said and -- and as a city I think we need to -- we do need to look at some of this stuff going forward. I know that's not much consolation tonight, but, hopefully, we will. Thanks. Lorcher: Commissioners, any other comments? I will take a motion. Grace: Before I make a motion I did have one other thought and I -- so -- and this maybe go to staff if that's okay. When you say code prevents things, in my mind, you know, that's as -- in the hierarchy of authority the UDC is as high as you get, you know, other than maybe state law or something. So, do we have much wiggle room there? I -- I feel like why would we deny a right-in, right-out, which can be very beneficial on Ten Mile, but if we have to, then, that's a different story. Parsons: Yeah. Madam Chair, Members of the Commission, it's -- what I mean by that when I say we can't support it is the code tells us to take access from either a cross- access -- when you have access to a collector and arterial roadway the code defers to sharing access with your neighbor or taking access from the lesser classified street. So, in this particular case that road -- that public street section is the local street, it's a lesser classified of Ten Mile. So, therefore, we default to that unless otherwise waived by Council. So, yes, as staff we can't say we support it, we can't approve it because of the code, but the applicant has the ability to have that discussion with ACHD with you and, then, ultimately I always like having a recommendation for you to go to City Council so they know you took that -- that access under consideration when you deliberated on the project. So, to me it's -- it's important. It's not your purview as counsel said, but I think it's an important part of the record. 56 Meridian Planning&Zoning Commission October 3,2024 Page 53 of 69 Grace: Okay. Thanks, Bill. And we didn't really talk about it, so before I make a motion I can just tell you personally I -- I'm in favor of a waiver there and if -- if I would make a motion I would probably incorporate that into my motion, so -- Lorcher: Yeah. I think the more access you have the -- the more you do kind of spread everybody out. Grace: So, I will make the motion and if others disagree they can -- they can say so. After considering all staff, applicant and public testimony I move to recommend approval to the City Council of File No. H-2024-0010 as presented in the staff report for the hearing date of October 3rd, 2024, with the following additional recommendation: That the additional right-in, right-out access point on Ten Mile be approved or waived, whatever is appropriate language. Starman: Madam Chair and Commissioners, may ask for clarification. Is it your intent as the maker of the motion to incorporate the staff changes that are on the screen right now, that addition to those two conditions? Grace: Oh. Right. To Condition 2-H and -- yeah, Bill, you did say that. Yes, those would -- yes, those would be included in my -- wait. This is the applicant's -- Sturman: Madam Chair and Commissioners, my -- my understanding is that these changes that are on the screen before you now to Conditions 2-H and 3-C are jointly supported by staff, as well as the applicants. I think there is agreement among staff and the applicant that they ought to be changed before going to Council. Grace: Okay. Then, hopefully, you recorded the motion as I said it, but with the additional recommendation now that these two conditions, as supported by the applicant and the staff, are amended. Smith: I will second that. Lorcher: It's been moved and seconded to approve File No. 2024-0010 with the amended condition of public street be -- be waived -- to make the recommendation to waive that for City Council and strike the condition of landscape. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. Lorcher: We have one more application, but we are going to take a five minute break. So, it is 9:03. We will come back at 9:08. (Recess: 9:03 p.m. to 9:08 p.m.) 9. Public Hearing for Rolling Hill (H-2023-0070) by JD Planning and Consulting, located at 1560 Rolling Hill Dr. F57] Meridian Planning&Zoning Commission October 3,2024 Page 54 of 69 A. Request: Annexation of 6.90 acres of land from the R-1 zone in Ada County to the C-C (Community Business District) zone to develop two (2) vertically integrated residential structures featuring 90 dwelling units and 20,134 sq. ft. of commercial space B. Request: Conditional Use Permit to develop one (1) multi-family building consisting of 64 dwelling units on 5.89 acres in the proposed C-C zone Lorcher: Okay. Let's resume. The last application before us is Rolling Hill Subdivision requests annexation and a conditional use permit for a multi-family building. We will begin with the staff report. Parsons: Thank you, Madam Chair, Members of the Commission. So, as you can see on the screen before you this was an application that started with us in 2023. So, I have been working with the applicant on many months trying to get this aligned and get in front of you tonight for the annexation and conditional use permit. You can see here on the future land use map in front of you that this property is part of a larger mixed-use regional Comprehensive Plan designation. I think in the staff report I think we have done a pretty good job laying out some of the concerns and some of the lack of integration that this project has and I will get into that more into my presentation. But the applicant is here to discuss with you annexing 6.9 acres of land from -- excuse me -- RUT in Ada county. I think it's from R-1 and Ada county to business community or C-C zoning district in the city. It encompasses five parcels. The center parcel here that you see with my cursor is not included. It's basically creating an enclave around this piece, which was -- had a staff concern in the staff report that we raised for you. The other unique part about this is conditionally this particular project has a vertically integrated component and a multi-family component. So, in the C-C zone a vertically integrated project is principally permitted and a multi-family use requires a conditional use permit. So, although you are seeing the annexation of almost seven acres, the conditional use permits only for 64 units of multi-family and the other two buildings are vertically integrated, which would be principally permitted if the applicant is successful with the annexation and conditional use permit request. So, here, as I mentioned, the two westernmost buildings here with the -- on my cursor those are the vertically integrated buildings and that will contain 90 dwelling units and approximately 20,000 square feet of commercial space on the ground floor and, then, this is the one multi-family building with 64 units. The other unique component -- as I mentioned to you this is mixed-use regional and so the -- and, then, as -- also as I have mentioned to you here is that county enclave that will be carved out around this particular development. It's important to note the applicant -- we -- you know, the -- we have met on this with many different developers over the years and staff has always requested that they try to bring this -- this particular property in and I think the Commission recognizes that we can't force annex people in and this gentleman is happy to stay in the county and so that is one unique challenge that this developer has to face. The other unique part of it is the adjacent property to the east, which is owned by Corey Barton and, then, to make it even -- complicate it even more is you can see the red line on the map here, well, that's F58] Meridian Planning&Zoning Commission October 3,2024 Page 55 of 69 a future designated collector street that's required by ACHD's master street map in this -- in conjunction -- in coordination with ACHD and this road alignment was predicated on this location due to the fact of Movado Subdivision on the south side of Overland Road. So, you can see -- we are starting to kind of starting to put the -- the recipe together why this may not be the best time to annex. But although staff has recommended approval of the project, because there are good things about it, too. But, again, with mixed-use developments we try to encourage or we do require integrated mix of uses. If I can step back to that site plan you can see currently, a lot of the property around this is still in the county and this -- these are the first -- a lot of the first properties on this side of the road to come in minus the one C-G portion across the street and, then, two -- so, in order to show that -- how the enclave could redevelop in the future, the applicant has provided a concept plan for you on the right. So, that's -- you can see here maybe another future commercial building, maybe another multi- family structure, some consolidated open space and some parking. Also in the staff report we noted both ACHD and staff is asking the applicant to work with the adjacent property owner to close his access to Overland Road and see if he is willing to take access internal from the site. I don't know if we can get him to do that or not, but that would be nice, because if we don't, then, the other issue with the enclave is we don't get the street frontage improvements or the sidewalks. So, now we have a gap along a major arterial in the city. Good things about this project is that it does take access from Rolling Hills Drive, which -- East Rolling Hill Drive I should say, which is a local street. The applicant will be required to improve that street frontage. Currently it is a substandard street section. So, it will become a complete street as part of this project and, then, also as I mentioned to you there is a cul-de-sac that runs here, but ACHD has the right of way for that to be improved. So, rather than having the applicant build this entire road, which isn't -- which is cost prohibitive, we have -- and they do touch the right of way, we are requiring them to build a crossing across the Five Mile Creek and, then, ACHD is requiring street frontage improvements along that roadway as well to bring that into the -- into master street standards -- or ACHD standards I should say. Then also there is a little bit of -- there is a little triangular piece here in the northeast corner of the site where the applicant will have to dedicate that right of way for future expansion of the collector road when it comes in. The other piece with the road being offset somewhat from this eastern boundary as you see that it creates this strip of land between this development and the property. It's approximately 40 feet. And so if someone's going to have to be very creative how that develops or it's going to end up just being undevelopable and maybe open space in the future, just don't know at this point and that's -- that's kind of those puzzle pieces that we are trying to put together here. You have got this project wrapping around a county enclave and, then, you have a street potential on adjacent property with no idea what they are going to do on that site and it's all mixed-use regional, which is why we want all of these pieces to come in and integrate with one another on the front end and not try to piecemeal development. The other unique piece about this particular project is vertically integrated projects don't have open space requirements like a multi-family development and their patio space requirements are smaller than a multi-family development and so for a vertically integrated project you have to provide 50 square feet of private patio space or outdoor space. Multi-families is 80 square feet. Now, certainly if this -- if the applicant is 59 Meridian Planning&Zoning Commission October 3,2024 Page 56 of 69 successful with getting his project approved we want it to be a cohesive design theme. So, if the -- we will put on the developer -- or at least we have it pretty flexible in the conditions of approval. The applicant can either go through alternative compliance to reduce the patio space for the multi-family or just increase the patio space on the vertically integrated project. So, we will -- we will leave that up to them on how they want to do it, but we have some flexibility in that condition. Also mention to you that additional right of way along Overland Road will also be necessary in the future, which the applicant's plan does show -- take that into account as well. So, Overland Road is planned to be a seven lane roadway in the future. So, it's a pretty major roadway through this area, which makes some sense for high density residential for -- along that corridor. So, the plan before you tonight does meet the parking requirements of the code. I think we called out there were some substandard parking as far as dimensional standards, but I think the applicant has enough room to -- to mitigate for that. The other unique piece about this in the open space as I mentioned to you, they are just shy of the required open space. If we were to review this as an entire multi-family development. So, we are not actually holding them to that standard, they are just slightly under, so they actually are providing 1.45 acres of common open space and if this was an all multi-family project it would be 1.47. So, we are not too far off on what would be required by code. And, then, we also mentioned that if the project -- if the enclave were to develop in the future that would add additional open space to this -- this development as well. Again, we can't hold the applicant to that, because they don't control that property, but at least there is a way that -- they are trying to demonstrate how it could integrate. So, the planned amenities for this consist of swimming pool, fitness center and, then, ten foot multi-use pathway along the creek, which the applicant will have to work with Nampa-Meridian to allow that to happen. So, that is per the -- the city's Master Pathways Plan that is an amenity for this development to go in and the creek is to remain open as required by the code. So, parking spaces, as I mentioned, there is 281 and 125 of those are covered and only 222 are required. So, they -- again, they do meet the -- exceed the requirements. Here is the open space exhibit as well, just displaying compliance with the code. Pedestrian circulation plan for you to show you how they can move about the development and, then, here -- here is the architectural theme for the development. So, you can see it looks more like a Brownstone style apartment complex, a more urban style I should say. I like it. So, it looks like it's going to have a mix of metal siding, bricks, stucco and fiber cement accents. So, that's how I was touching on my point about what they do with their patios, whether they keep the 50 or the 80, 1 think whatever they do it would be nice to -- to have that consistent design theme here. So, looking at the public record there was no public testimony on -- provided on this application and staff, again, is recommending approval with the conditions in the staff report. I will go ahead and conclude my presentation and stand for any questions. Lorcher: Commissioners, do you have any questions for staff at this point? Would the applicant like to come forward? Hi. Please state your name and address for the record. Thomas: Wade Thomas with JD Planning and Associates. Sorry. Kids brought home a cold so I apologize. That's Wade Thomas with JD Planning and Associates. 60 Meridian Planning&Zoning Commission October 3,2024 Page 57 of 69 Lorcher: Okay. Thomas: My address is 12300 West Fireweed Street in Star, Idaho. Lorcher: Okay. Thomas: 83669. Bill does a great job reviewing the project, so I won't rehash any of -- any of what he stated. Actually, that was the slide I wanted to -- to talk about. I think the biggest issue with this particular project are the site constraints. We did try to work on that -- kind of that in-fill piece. Tried to work with that owner. In the midst of all this he moved to Tennessee and still was unwilling to participate in some form or another. So, I do think that there might be a high probability that that might join into the project at some time in the near future. But, unfortunately, I couldn't get the deal done. So, I did want to clarify that. I think the other really big issue that drove this -- and Bill mentioned this earlier, just trying to -- this prolonged discussion with staff really resolved -- revolved around the collector road and how to kind of access that and how to have kind of continuity through -- throughout the project. Obviously, we had the design constraints missing that middle piece, so Bill talked about the over parking, that's really what's driving that. We just couldn't -- couldn't really design the buildings around it. Ultimately we did do the mix of the vertically integrated with the multi-family use. That was really driven by staff. I think it's a nice balance. We did try to kind of front load the project closer to Overland to pull some buffer into the homes to the north, which I think you will hear a lot about tonight. I think the other thing to consider is the impact of that collector road in the future. We will continue to kind of -- as those other parcels are developed how that will also create a natural buffer to that as well. The other last comment was really when you look at the mixed-use regional this really is a complement to the surrounding properties and the surrounding zonings in that area and you look to the north there is the Eagle View Landing Apartments. That's R-40. You have all the C-G with all the Topgolf area. I think this creates that nice transition for that property. As far as access you have tons of -- of access. There is a new bus stop going in two parcels down. It's just in the Boise city limits, but that was approved for a very similar project. So, I think, you know, public services are going to be available for people to come to and from this site and I think that's -- oh, I also wanted to comment on the Brownstone design. That was very intentional on our part. We are finding in the multi-family space that there is this transition to full time living in apartments. So, we really wanted to design this as it's kind of own community, but also that it integrates appropriately with the surrounding community, but to create a sense of home for people, so when they come home they don't feel like they are coming to a box. That's just a place to, you know, sleep. It's a place to live, it's a place to enjoy the surroundings, it's a place to interact with the different amenities between the pool, the plaza, with the commercial space we expect that that will be things such as, you know, coffee shops and its proximity to a lot of the healthcare services we expect and there has been some interest in -- that there -- there is a good chance that a lot of that commercial space will be doctors' offices, things of that nature. Chiropractors. Dentists. It seems like there is never enough dentists even though they seem to be everywhere, but that's -- that's one of those things. So, that was intentionally done and -- and to Bill, to answer your 61 Meridian Planning&Zoning Commission October 3,2024 Page 58 of 69 question, even with that commercial piece we will -- we will stick with that community feel and that -- kind of that Brownstone feel and incorporating all those elements to really make this someone's home, as opposed to just a box that they live in. I hate to come make the comparison, but when I drive down Ten Mile and see a lot of boxes and so we are really trying to drive that, we are really thoughtful in our landscape plan to really drive a lot of those elements again with a lot of the amenities and make them interactive. So, I will stand for any questions. Again I apologize I'm starting to lose my voice, so -- Lorcher: Okay. Commissioners, any questions for the applicant? Commissioner Grace. Grace: Wade, what -- so that county land -- their enclave in the middle, if it's not purchased by you or what -- what -- what becomes of it? What would it -- Thomas: Well -- so, it -- it -- there is a single family residence on it. It's been used primarily as a commercial space. Lots of small engine repairs. I actually went by it the other day and I -- I don't know what they have transitioned it to, but they were also using the back piece of it as a lot of storage. So, it looks like it's still some type of mechanical shop in the back with some storage, but I -- I can't confirm exactly what it is. I think maybe where you are going with it is there are going to be some constraints with this project as built out, what they can do with it in the future. I do know that they were really keen on maybe putting in a Starbucks. Without access to Overland I'm not sure that that would be very realistic, irrespective of this project. So, there -- there would be some probably limitations, especially with access would really have to come off of Rolling Hill or through the future collector road. Grace: But on some level whatever it becomes -- and maybe this is a city question, I apologize. Whatever it becomes it's -- it's got a transition into what -- what you are doing around it. It's -- on some level; right? Thomas: Yes. Grace: Okay. It just -- it just really sticks out there. Thanks. Thomas: It's -- it's made the project very difficult to design around it. Lorcher: I do have a question. So, Bill, you alluded to the collector road and I can't read this even with my glasses on, but where -- I guess this is north. It goes north and, then, west I assume. The little -- the little white spaces between your property and the collector road, is that no man's land? Is that what you mentioned or is -- does that belong to you? Thomas: So, no, it -- that is -- the property line on our property on the east stops at basically about five feet past the -- the parking stall. F62 Meridian Planning&Zoning Commission October 3,2024 Page 59 of 69 Lorcher: Okay. Thomas: So, that's just a space. It's not driven necessarily by what we would prefer or would want, it's really we were just trying to align the road with the Movado Way that is directly on the other side of Overland. Lorcher: Okay. Thomas: And so it was more of an alignment issue than anything and getting those to line up. The other issue on that road is ACHD did require that we work in the entire 70 feet of right of way, since it hasn't been determined how big that future collector road will be, so that's the maximum right of way that would be needed for the largest collector road you can put in. Lorcher: Okay. Thomas: Whether that's what they do or not is -- remains a question. Lorcher: So, you are going to landscape the one that goes this way? Thomas: Yes. That's -- Lorcher: What about the one that goes this way. Thomas: The white space? Lorcher: The white spaces. You don't -- that's not yours? Who belongs -- who owns that? Thomas: Corey Barton owns that particular property. Lorcher: The little strip of land between the road and your development? Thomas: Yes. And that's -- that's about -- it's a little over three acres parcel and right now it's just an empty field. It's vacant. Lorcher: It looks really tiny on the screen. Thomas: So -- so think of it -- Lorcher: Oh. Okay. Thomas: Yeah. There is a whole -- so this would represent maybe a third of that entire parcel. Lorcher: I got you. F63] Meridian Planning&Zoning Commission October 3,2024 Page 60 of 69 Thomas: Maybe a little more. Lorcher: Okay. Okay. Thank you. Thank you very much. Thomas: Thank you, Madam Chairman, Commissioners. Lorcher: Madam Clerk, do we have anybody signed up for -- to testify? Lomeli: Thank you, Madam Chair. We have Alicia Eastman. Lorcher: Hi. Please state your name and address for the record. Eastman: Alicia Eastman. I live at 1485 Rolling Hill. My -- the first notification I got of this was nine days ago when Meridian Planning and Zoning sent me this card and I had trouble accessing this on the website and I -- the only information I have gotten really was from my neighbors sending a-mails back and forth and now that I'm looking at this I see that there is going to be a four story building directly across the street from my house and if the road is modified I'm going to -- my wells -- they are going to have to replace my well and, then, my neighbor also who that -- somebody is renting that house. So, there is a bunch of people there living. So, I don't know that that owner is involved in that or really realizes what's going on. But 36 years ago I purchased my home in a rural subdivision with a -- it was a dead end because of the traffic. Okay? And so now we are being boxed in. We are -- we are on wells, septic. Well, most -- a lot of my neighbors have farm animals. They have horses. They have chickens. They have sheep. Okay? And this isn't really a good integration of this property right now in -- in one of these Planning and Zoning meetings a couple years ago -- or maybe a year and a half ago I -- I think the committee here said that there were going to be no modifications on Rolling Hill until all the homes were gone. We realized -- they -- you folks said, yes, all those homes are going to be gone and I thought, well, really? Who -- nobody asked me. Okay? But my husband died two years ago. Yeah. Eventually I'm going to have to move, but I think it's too soon and it's not being done well. It's not integrating with the neighborhood. We are still very rural where we are. So, my -- my -- it's just poor timing. This traffic issue -- the December 3rd meeting, 2021, we brought up the traffic issue of the trucks coming up and down Overland because of the BVA project that aligns next to the freeway. The next day after the meeting -- and I was working at the time I had a spreadsheet open and I -- I marked between 9:00 a.m. and 3:00 p.m. 184 trucks went past my house and my house shook every time and so we got the truck traffic to stop, they put signs, you know, that the truck traffic had to go around to Silverstone. But this is directly at my front doorstep, which I don't think at this point in time it's not a good -- good time to do it. If you are going to do it, okay, when the -- when the neighborhood goes -- like buy my house, buy the neighbor's house if that's what you are going to do. But right at my doorstep a four foot -- a four story building, I -- I -- I don't think that that's livable for me and it's the water issue also about my well that I'm concerned about my well water. I don't -- I don't want to annex to Meridian. If that whole area is going to go, why -- why would I? And -- and why would somebody redig my well -- and if you will give me one of two more seconds, please. Or F64] Meridian Planning&Zoning Commission October 3,2024 Page 61 of 69 20. Our neighbor, Robert on Overland, annexed because his well went dry and he -- he said he -- he couldn't get a new well dug because no one could drill. They said they were three years out. Lorcher: Right. Eastman: Okay. So, where does that leave me? Thank you very much. Lorcher: Thank you. Madam Clerk. Lomeli: Thank you, Madam Chair, the next person is Mike Flowers. It looks like he is online, so just one moment. Lorcher: Okay. Flowers: Yes. Can you hear me? Lorcher: Yes. Please state your name and address for the record. Flowers: Mike Flowers. 1325 Rolling Hill Drive, Meridian, Idaho. I will let others talk about other issues. I want to point out a couple of things that aren't addressed in this document or proposal. One that collector route that they are speaking of north of the property -- I don't know if anyone's able to zoom in on that. Since our last meeting in 2022 with the BVA apartments that went in north of us, there have been four properties that have been available for developers or anyone to purchase well over 30 days. One of those happens to be where this collector route lies. That has been purchased by a homeowner that intends to build a home there. I don't know why this is still part of the proposal whatsoever. It seems to -- I don't even know why it's even part of the discussion whatsoever. I don't -- I don't know what purpose it serves. Beyond that -- and I'm not even speaking for us, because it's been apparent that the residents on Rolling Hill Drive do not matter. So, I'm speaking on as an advocate for the apartments in BVA north of us and for the future apartments south of us. Rolling Hill is completely pitch black. There is no sidewalks, there is no lights and people now are walking up and down the street. We have motorcycles, we have cars going around the barriers north of us and, anecdotally, I know you probably won't believe me, but they go in excess of 60 miles an hour on a 25 mile per hour road, because it's a straight dead away. This is in a pitch black street and so you are going to have people walking to Topgolf, to the brewery, to the workout place from these new apartments and they are going to be doing it in the middle of the street and no one knows -- everyone assumes, oh, it's just on a street, like this is a residential street. It's safe. No, it's not, because there is a bunch of idiots that like to drive up and down this thing as if it's a race zone. We have talked about it before in the past. In 2022 we were dismissed. This is all in conjunction with the fact that no one's even talking about a stoplight with Movado. We don't even have -- the apartments north of us aren't even open yet. The ones that are listed in the report in July, those weren't even open at the time. So, you have all the apartments north of us that aren't included in the information included in this report I F65] Meridian Planning&Zoning Commission October 3,2024 Page 62 of 69 mean they are not even listed on this map. They are not even built. And so there has to be a light at some point, but if that property is going to build a home there I don't even know why it's being considered, let alone the -- the enclave that's being built. So, part of the reason why I'm not even here in person is because I thought this project was so absurd that I didn't even think it was going to come to fruition, let alone the fact that we only have half of the Council here representing us in -- in person, so I decided not to show up. So, I do not understand how it could possibly like go forward without a continuation at the very least. Lorcher: Okay. Thank you very much. Madam Clerk. Lomeli: Madam Chair, we have Chris Maiocca. I'm sorry, I'm -- I know I'm not pronouncing that correctly. Lorcher: Hi. Maiocca: Hello. Chris Maiocca. 4160 East View Circle, Meridian, Idaho. 83642. Bill, could you zoom into that where you just were on the map. So, we are using the term collector road. That's -- it's my street right here. This is my -- this is my garden. This is where I have raised my kids and that's all going to -- the collector road destroys my way of life. The collector road is where my kids play. They hunt, because we are in Ada county. It's where my neighbors walk their horses. When I heard about this project I immediately called P&Z and I spoke to staff and this was their response: Given all the apartments across the street and behind you I cannot possibly imagine us approving this proposal and yet here we are. Commissioner Grace, you -- you -- you made a comment on the last session or the one before that -- you said we really need to think through some of these things as a city. I want to quote something that Commissioner Seal made at a meeting on December 2nd, 2021. He said there have been a couple of mistakes Meridian has made. One of them was eliminating the rural designation altogether. This, speaking of our community, is a small rural community that is right in the middle of a large area of development. I think if we don't have some input on this how it will impact these folks, it would be yet another mistake we would be making as a city. I think there are a whole lot of things that could be done here for us to be better neighbors and to bring this project in with a little more tack, speaking of the Rackham Apartments. This is a hundred times worse. This literally just puts 500 new neighbors in my front yard and in all of our front yards. When -- when ACHD said you cannot make Rolling Hill a thorough way for Topgolf, Commissioner Steve Yearsley said I applaud Brighton and what they have done to try and minimize the impact to the homeowners on Rolling Hill. I have read the staff report and I -- I just can't believe what -- the quotes in the staff report that the recommendation is to move forward. Here is one. The lack of integration may hinder interaction, disrupt cohesive infrastructure and prevent coordinated land uses causing a sense of isolation, particularly for the county enclave -- that's us -- from the overall broader regional growth dynamics. I just want to read one last quote from the report. Furthermore, with approximately 760 multi-family units already within the vicinity, Commission and Council should evaluate whether the city necessitates additional multi-family housing in this area. I ask you respectfully, F66] Meridian Planning&Zoning Commission October 3,2024 Page 63 of 69 Commissioners, what are we doing? This plan is ill-conceived. It may be wonderful in ten years when Overland is extended, just not now. Thank you. Lorcher: Thank you. Lomeli: Madam Chair, Robin Maiocca. R.Maiocca: Thank you, Madam Chair and Commission. Robin Maiocca. 4160 East View Circle, Meridian. 83642. My -- my main concern is traffic studies. I appreciate your story tonight, Madam Chair, as you personally related to commit -- or a situation coming before you tonight. Your neighborhood, your area, that's me right now. I have four -- I have four children three of them teenage years, all driving -- soon to be driving. When we exit our neighborhood from Rolling Hill to Overland it is constant sirens all the time and I would challenge you to look at the accidents that take place right there on Overland right in front of the new Zamzows where that intersection with the light. It's not just bumper to bumper accidents, it's crashes that are taking place and -- and I look at what we have invested in this home over the last six years and it's heartbreaking to think even now with apartments just south of us -- or north of us where Topgolf and, then, even west of us -- east or west of Eagle, those new apartments are not even occupied yet and to think that we are going to bring in another apartment complex in this very confined space is unfathomable to me as a homeowner and I -- I expect better from my city to protect people who own land, who have really brought the heart of Meridian. Like was stated earlier we own livestock. We walk horses. Like this is the heart of Meridian and I'm asking you to, please, consider that. There -- you can go to my house site outside of this diameter -- parameter and do whatever you want, but preserve what is still here. But I challenge you to, please, look at the traffic studies for the sake of our children as a mom. Thank you. Lorcher: Madam Clerk. Lomeli: Thank you, Madam Chair. We have Amy Wattles. Wattles: My name is Amy Wattles. My address is 1360 Rolling Hill Drive. My property would be slightly north of View Circle. So, it's on that corner there. Tonight's meeting is not about the growth. Tonight is just one stop along 15 year history of residence on Rolling Hill trying to work with the city to figure out a logical way to integrate this community and to annex it into the city. Our last process we went through BVA, Topgolf, and the comments were made from the city -- for some reason the city approved development from the interstates and, then, they are like, okay, it makes sense to move forward from there. But now what's happening is that development has happened, now there is a proposal on the other end, which is completely boxing us in with two developments. Within that area, like my neighbors have talked about, we all have livestock. We have our -- it's a small rural road. I'm not sure if you guys are familiar with the road. It's a small road. Our road is crumbling, because of the traffic, because of the heavy machinery that was coming down the road to build Topgolf. And, fortunately, at some point they shut it down. We are not built to be handling this influx of F67] Meridian Planning&Zoning Commission October 3,2024 Page 64 of 69 traffic through our -- our subdivision. I encourage you all to go back and read hearing meeting notes, comments from City Council, highlights that stand out where Planning and Zoning and City Council determined there would be no more road improvements on Rolling Hill until the homes were gone. That includes sidewalks. That includes replace -- replacing the road, any of that. This was an opportunity for the city to do right by the residents and we are acting behind us a four story apartment was approved. The residents were not aware, we were not part of that process. Had we known that that was an agenda item we would have been there, just like we are here tonight. And the comment made at City Council was, well, I wouldn't want it in my backyard, but nobody's here to object to it. We are here. We are objecting. We are saying this is completely inappropriate for where we live and what the current status is at this time. At the neighborhood meeting we tried to share concerns. We were actually shocked based on every indication we had previously had that development would move forward, not backwards again, that this was even on the table and talk about any concern falling on deaf ears. We weren't happy when BVA came in, Topgolf came in, but at least they listened. We said, you know, these are kind of the no go. These are the issues we were having. At this meeting it was like, sorry, that's what we can do. We have got to do better than that. You have got four story apartments overlooking a pasture with two goats and a pig. Is -- is that integration? The neighbors don't want connectivity to this development. The neighbors don't want sidewalks. The neighbors just want to be until a developer comes in and has a clear logical plan to develop the area in a way that makes sense. Lorcher: Thank you very much. Wattles: Thank you. Lomeli: Madam Chair, the next person that signed up is David Ellis. Ellis: Hi. Lorcher: Hi. Ellis: David Ellis. 1395 Rolling Hill Drive. And, then, I also own other property, 1300 Rolling Hill Drive as well. Lorcher: Okay. Ellis: My biggest concern is, obviously, the infrastructure. As it goes right now -- Mike brought up a good point. They had the opportunity to buy a parcel of land over there. They did not. So, the collector road that they are talking about, who — is Corey Barton going to sell it? Like what is the chances of that actually end up happening in the future? I don't see it ever happening and especially if someone builds a house right in the middle of it, how is it going to happen? Are you going to tear down the house? I mean it's going to be a brand new construction house in a rural subdivision. That's the first thing. Second thing. He talked about new sidewalks and everything else up to the 68 Meridian Planning&Zoning Commission October 3,2024 Page 65 of 69 point of entrance getting into the apartments. So, from that point to the end of Rolling Hill where it is a turnaround what's going to happen between A and B? Because there is nothing happening there. It's already been pointed out there's no streetlights. It's dark. People haul butt down that road and what we can do about that? Second thing. How are we going to get out on Overland? There is no way to get out on Overland as it is. I don't know if you guys drove down there, but if you go between 3:30 to 6:00 at night you are lucky -- you are probably going to be sitting there a good five or ten minutes just to get out onto Overland. So, what -- what's going to happen with that whole thing? I don't know exactly when Overland's supposed to get widened. What I was told was 2026. 1 don't know if that's correct. Well, that's two years from now. So, what's going to happen from now until then? That's all the questions I have. I think these guys have already got everything else. We have animals. We have kids. I don't want any of it to happen. Lorcher: Thank you. Lomeli: Madam Chair, no one else has signed up. Lorcher: Would the applicant like to come back and address some of the concerns? Thomas: I just wanted to cover a couple of items. Excuse me. First, Amy -- is it Amy? I apologize I was not at the neighborhood meeting. I did receive copious -- a lot of notes that we did try to incorporate into the project itself, but I apologize that I was not there. The second one is the collector road. This is obviously an issue. I would agree there are a lot of practical implications on whether or not the road will ever be built. Recently had an application in Garden City and I called it the road to nowhere and ultimately maybe that's what we are really talking about. Notwithstanding that, it does have to be considered. It is in the master street map. It's not on the five year plan. But it is in anticipation that it will be developed and built at some time in the future. There was the comments on the staff report, as well as brought up tonight, was the integration of this -- this project. I do think that the comments with regards to the enclave project were specific to the parcel in the middle. Notwithstanding that, I did take some issues with this concept of integration. You know, it -- we do have paths that go throughout the project. But I think more importantly when you look at the mixed-use regional, sometimes we want to get really myopic on a project; right? Well, when you look at -- in the comp plan in the mixed-use regional it really talks about that whole brown area that's highlighted in the -- in the -- in the FLUM, the future land use map and when you really drill down onto it you have to take that into account with all -- everything that's in this area and I make the argument that this is actually in line with integration and it's in line with the comp plan and it's in line with the code. It does fully integrate with all those others. You look at, again, you had a lot of C-G, you have R-40 just to the north. Now you have R-1. Now you have this C-C which is complemented by the commercial that's on the south side of Overland. I think you also look at that major intersection is also within that mixed-use regional area and that needs to be kind of -- needs to be considered -- not kind of considered -- needs to be considered as part of that 69 Meridian Planning&Zoning Commission October 3,2024 Page 66 of 69 integration. I think this is a natural evolution into the fully development of that -- of that mixed-use regional designated area. That's all the comments I had. Lorcher: Do we have any -- hold on. Did you have a question for the applicant? Grace: Yeah. Madam Chair, I had one question. If that enclave wasn't there and you had access to that whole site, would you have designed it differently? I mean you talk about potentially chiropractors and dentists and things being in that -- that commercial space. Would you -- I mean would you have designed that differently? Thomas: Madam Chair, Commissioner Grace — Grace: So that they are not — Thomas: -- looking at it, so -- so, the issue is with the limited access off Overland. You know, my -- my initial response is I would design it differently, because I would -- I would -- my inclination is to front load the commercial onto Overland Drive, but, then, you have access. So, you kind of have to make these natural buffers from that commercial aspects of the -- of the project and kind of insulate it from what I deemed kind of the multi-family aspects of it. I would probably -- on the — the Building C there is 7,000 some change commercial space, I would probably make that a full multi-family building and shift as much of that commercial down onto Overland. I think aesthetically it looks good now. I think you can pull that traffic -- keep that traffic kind of -- that commercial — that commercial traffic on the south side of the project. Grace: I asked the question just because -- so some of the comments -- the public comments and I wondered if that would alleviate any. All right. But -- okay. Thank you. Lorcher: Thank you. Thomas: Thank you. Lorcher: Can I get a motion to close the public hearing? Rust: I move to close the public hearing. Grace: Second. Lorcher: It's been moved and seconded to close the public hearing. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. 70 Meridian Planning&Zoning Commission October 3,2024 Page 67 of 69 Sandoval: Well, I can start here. I will try to keep this brief. You know, I believe the project does integrate some of the components of mixed-use. I also believe that additional multi-family with the current 760 units in the vicinity right now is excessive, not necessary. To me the public testimony -- you know, I do agree with many of the concerns and issues and it feels -- and I really don't like how subjective that word is, but it's definitely applicable here. Like we are forcing the current homeowners to deal with the four story complex directly adjacent to their property itself. So, the overall transitional space, you know, that's a -- that's a real issue. My biggest issue is the enclave this makes. You know, it's nonsensical to approve something that isolates and surrounds a small property like this. What precedent would that be setting? I understand the project does have these constraints. However, the constraint, the roads, the enclave, the collector road, the neighbors are prime reasons for denial. Now, as such I am in favor of denial and I can't be in support of the project as is. Lorcher: Thank you. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Yeah. I think there is -- there is some — there is some big problems with this here and, you know, there is -- I -- I would honestly say a lot of them I don't -- I don't fault the developer for. I think there is -- there is certain realities with this property and with this timing that just kind of make this really difficult. I -- I agree with some of what Commissioner Sandoval says -- said about, yeah, traditional space and things like that. I think, obviously, I think some of this location is -- is too small to really have a ton of great transitional space. I think the thing for me mostly is the -- the -- kind of the general need for some -- some larger thinking about how we address this entire property or we address this entire -- this entire neighborhood in reality, but I think we are just looking at kind of ten, twenty years from now, but you can anticipate a lot of this in-fill starting to happen and I would like to see some -- some more interconnectivity and integration planned out from the start and I think generally speaking just getting this enclave taken care of and getting this -- we can't force annex anyone, obviously, but just getting -- annexing this property as a whole and helping develop it as a whole can probably help us create a better site plan that is more conducive to future integration with the rest of that mixed-use residential as it becomes the mixed-use residential that it is in the FLUM. So, I -- I -- whereas some -- some previous ones I can -- I can easily say this is not the time. This one I -- I have some heartburn over. I -- I feel like the developer is -- did a great job with kind of what the cards they were dealt. I just -- I just don't know if that's enough for a winning hand at the moment to -- to be quite frank. Lorcher: Thank you. Commissioner Grace? Grace: Madam Chair, yeah, I -- I -- I could go into a lot of the details, but the -- the bottom line for me is it just doesn't fit. It doesn't -- the transition doesn't work here. I -- I'm trying to justify in my own mind, you know, why I approve -- why I go for other F71 Meridian Planning&Zoning Commission October 3,2024 Page 68 of 69 projects in this project — and for me the reason is it -- it doesn't fit here. There is a history here of homes and — and a -- you know, we are bringing this in from the county. It's not like it's already -- it's, you know, a portion of this. It's not like it's already here. There is a history of city meetings and -- and statements on this that it indicates some acknowledgement of-- of this being a little bit of a challenging area. So, I -- I give some deference to that. This county piece in the middle and I think makes it problematic and I agree with Commissioner Smith, I think the applicant has done a great job based on what he has got and -- but I do feel like the -- the -- the citizens here -- the neighbors here deserve probably a little better than what -- what this is based on the history and where this -- you know, what this property is. So, those are my thoughts. Lorcher: I -- I do appreciate the fact that we take each application individually and just because we say yes on one and it might be an identical project to another, but the land is different, the roads are different, the space is different, the neighbors are different and so we try not to set a precedent saying if we said yes here we have to say yes there. So, in that regard I'm the same way. The enclave has kind of thrown me and the transition -- to have a one acre or three acre parcel with a pasture, even if your house is a little bit off site, you know, away from this, to be able to have to pass an apartment building every day would -- would be a struggle for me as well. Commissioner Rust, do you have any comments? Rust: For a first Commission meeting you guys sure gave some doozies out tonight. Lorcher: Yes, we have. Rust: I resonate with a lot of that. I -- I think this area -- the trajectory is very clear. The developer made some good points. I -- I do think that this integrates into the long-term plan, even the mid-term plan. The reality is this ground -- the highest and best use, just looking at the surrounding square mile, it's not going to be farm ground, which, as somebody who grew up here in rural Meridian, that's -- that's a sad transition in a lot of ways. I do question the timing and I honestly think that I would support this if it wasn't for the enclave, but the enclave just adds a whole other dimension of complexity and that's not the developer's fault, but I just -- all things considered I don't think this is the right time. Lorcher: I will take a motion. Sandoval: Madam Chair? Lorcher: Commissioner Sandoval. Sandoval: After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File No. H-2023-0070 as presented during the hearing on October 3rd, 2024, for the following reasons: By the enclave it creates, as well as the transition to neighboring homes. F72] Meridian Planning&Zoning Commission October 3,2024 Page 69 of 69 Lorcher: It's been moved to decline the conditional use permit and annexation for Rolling Hill Subdivision due to the enclave and lack of transition. Do I have a second? Grace: Second. Lorcher: It's been moved and seconded for application number 2023-0070. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Lorcher: Commissioners, I will take one more motion. Grace: Move to adjourn. Rust: Second. Smith: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 10:02 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 10-17�2024 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F73 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the September 19, 2024 Meeting of the Planning and Zoning Commission 4 Meridian Planning&Zoning Commission September 19,2024 Page 48 of 48 Smith: After considering all staff, applicant and public testimony I move to recommend approval to the City Council of File No. H-2024-0029 as presented in the staff report for the hearing date of September 19th, 2024, with no modifications. Garrett: I second. Lorcher: It has been moved and seconded to approve Pivot Point -- oh, I lost my notes. One second. Smith: To approve -- the motion at least is to approve of Pivot Point -- or to recommend approval of Pivot Point -- Lorcher: Recommend Pivot Point -- Smith: -- with the removal of Block 2. Lorcher: -- the removal of Block 2 to City Council. Smith: Yeah. Lorcher: All those in favor say aye. Any no's? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Okay. I will take one more motion. Smith: Madam Chair, move to adjourn. Garrett: Second. Lorcher: It has been moved and seconded to adjourn. All those in favor say aye. Opposed? The meeting -- meeting adjourned. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 8:33 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED Maria Lochor, Commission President 10-3-2024 CHRIS JOHNSON - CITY CLERK F52] v IDIAN� AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Outer Banks (H-2024-0026) by J-U-B Engineers, Inc. located off the southwest corner of W. Franklin Rd. and S. Ten Mile Rd. F53 CITY OF MERIDIAN V IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for a Multi-family Development Consisting of 516 Residential Units (364 Apartments, 126 Flats and 26 Townhome Style Units)on 19.34-acres of Land in the R-40 and C-C Zoning Districts for Outer Banks Apartments,Generally Located off the Southwest Corner of W.Franklin Rd. and S.Ten Mile Rd.in the NE 1/4 of Section 15,T.3N.,RAW.,by J-U-B Engineers. Case No(s).H-2024-0026 For the Planning& Zoning Commission Hearing Date of: September 19, 2024 (Findings on October 3, 2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of September 19,2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of September 19,2024, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of September 19, 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of September 19,2024, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0026 OUTER BANKS APARTMENTS Page 1 54 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of September 19,2024, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of September 19, 2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-61.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0026 OUTER BANKS APARTMENTS Page 2 F551 Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of September 19,2024 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0026 OUTER BANKS APARTMENTS Page 3 56 3rd By action of the Planning&Zoning Commission at its regular meeting held on the day of October ,2024. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER ANDREW SEAL VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER SAM RUST VOTED Maria Lorcher, Chairman 10-3-2024 Attest: Chris Johnson, City Clerk 10-3-2024 Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. 10-3-2024 By: Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0026 OUTER BANKS APARTMENTS Page 4 57 EXHIBIT A STAFF REPORTC�WE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT f D A H 0 HEARING September 19,2024 Legend DATE: ff I�Project Lacfliar TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 �f SUBJECT: H-2024-0026 Outer Banks Apartments k LOCATION: Generally located off the southwest z~ J corner of W. Franklin Rd. & S. Ten Mile Rd., in the NE 1/4 of Section 15, Township 3N.,Range 1 W. t I. PROJECT DESCRIPTION Conditional use permit(CUP) for a multi-family development consisting of 516 residential units [364 apartments, 126 flats and 26 townhomes) on 19.34-acres of land in the R-40 and C-C zoning districts.Note: There are also 33 vertically integrated residential units proposed; however, CUP approval is not required for those as the use is principally permitted in the C-C district. A previous CUP for this project was approved in 2021 but has since expired(H-2021-0063). The proposed CUP maintains all elements of the previously approvedproject and updates those areas impacted by zoning code changes that have occurred since the original approval. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 19.34-acres Future Land Use Designation Mixed Use—Commercial(MU-COM),High Density Residential(HDR), Mixed Use—Residential(MU-RES)in the Ten Mile Interchange Specific Area Plan(TMISAP) Existing Land Use Vacant/undeveloped land(surrounding portions of the site are in the ILdevelopment process with a mix of commercial&vertically integrated uses) Proposed Land Use(s) Multi-family development Current Zoning Community Business(C-C)&High-Density Residential(R-40) Proposed Zoning NA Phasing plan(#of phases) 2 to 4 phases depending on market demand Number of residential units(type) 516 units [(364)apartments,(126)flats and(26)townhome style units] Page 1 F58 Density(gross&net 26.68(gross)units/acre Open Space(acres,total[%]/ 5.45-acres buffer/qualified) Amenities A 15,525 square foot clubhouse with a swimming pool,fitness center,dog wash facilities,intemet cafe,co-working center,game room; (6)BBQ's;(2) plazas;a fire pit;(2)sports courts(i.e.bocce ball,pickle ball);children's play equipment;open grassy areas of at least 50'x 50'in size;a dog park;a plaza;a children's play structure;(4)bicycle repair stations,which include stand,repair tools and tire pump. Physical Features(waterways, The Kennedy Lateral bisects this site within a 55'wide easement. hazards,flood plain,hillside) Neighborhood meeting date 6/6/24 History(previous approvals) H-2021-0025 (AZ DA Inst.#2021-132704—The 10 at Meridian);H-2021- 0063 [PP,CUP(expired)];FP-2022-0014 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study(yes/no) Yes(w/previous CUP) Access Access is proposed via W.Franklin Rd.,S.Ten Mile Rd. and W. Cobalt Dr.as shown (Arterial/Collectors/State on the site plan. Hwy/Local)(Existing and Proposed) Fire Service • Distance to Fire Station 1.9 mile from Station#2 • Fire Response Time Within 5-minute response time goal Police Service • Distance to Police 3.3 miles Station • Police Response Time 4:24 minutes West Ada School District • Capacity of Schools Enrollment Capact Chaparral Elementary5chDo1 543 550* Meridian Middle School 955 1250 Meridian High School 1769 2075 *Program Capacity • Predicted#of students 72 generated from proposed development Page 2 59 Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed South Black Cat Trunk Shed • Estimated Project Sewer See Application ERU's • WRRF Declining 14.21 Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impacts/Concerns •Flow is committed •See Public Works Site Specific conditions Water • Distance to Water Directly adjacent Services • Pressure Zone 2 • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns See Public Works Site Specific Conditions Page 3 60 C. Project Maps Future Land Use Map Aerial Map Legend - mul o ffeegend bProi—t Lcc-jTor I Prnje t LacofKm ,Density ivic R&deh ial P. ►I _ MU-Res �r Hi . . nsity Zoning Map Planned Development Map r Legend R. .ry legend ff Project Locolor. R=1. _C_C ff Projent Loco--on I I City L rn& UT I•L — Farred Farces [ R- — R-1 'RUT � UT _ f+1. C-Ca C- R , _. R. T G= a TN-C a .a - .Aki III. APPLICANT INFORMATION A. Applicant: Terry O'Brien,J-U-B Engineers—2760 W. Excursion Ln., Ste. 400,Meridian,ID 83642 B. Owner: 10 Mile Franklin,LLC—837 Jefferson Blvd.,West Sacramento, CA 95691 C. Representative: Erik Pilegaard,Elk Ventures, LLC— 10981 Olana Dr., Truckee, CA 95161 Page 4 - F61] IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 9/3/2024 Radius notification mailed to properties within 300 feet 8/30/2024 Public hearing notice sign posted 9/5/2024 on site Nextdoor posting 8/27/2024 V. COMPREHENSIVE PLAN(LITTPS://WWW.MERIDIANCITY.ORGICOMPPLAI�: LAND USE: There are three(3) different future land use map (FLUM) designations on this property in the Comprehensive Plan.The portion of the site southwest of the Kennedy Lateral is designated High Density Residential(HDR) and consists of<I I-acres of land,the portion northeast of the lateral is designated Mixed Use Commercial(MU-COM) and consists of<7-acres of land, and a narrow sliver along the southern boundary of the site is Mixed Use Residential(MU-RES) and consists of<2-acres of land,which is mostly right-of-way for W. Cobalt Dr. This property is located within the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The purpose of the MU-COM designation is to encourage the development of a mixture of office,retail, recreational,employment, and other miscellaneous uses,with supporting multi-family or single-family attached residential uses(see pg. 3-9 in the TMISAP for more information). HDR designated areas are multiple-family housing areas where relatively larger and taller apartment buildings are the recommended building type. HDR areas should include a mix of housing types that achieve an overall average density target of at least 16-25 dwelling units per gross acre(see pg. 3-7 in the TMISAP for more information). The purpose of the MU-RES designation is to encourage a diversity of compatible land uses that may include a mixture of residential, office,retail,recreational, employment, and other miscellaneous uses(see pg. 3-8 in the TMISAP for more information).Because this designation only encompasses a narrow strip of land north of the existing W. Cobalt Dr. right-of-way and FLUM designations are not parcel specific, Staff recommends the abutting HDR designation is `floated"to this area. Mixed use designated areas in the TMISAP are recommended locations for development of activity centers that are specifically planned to include both residential and non-residential uses. Mixed use areas are anticipated to have 3 or more significant income producing uses(i.e. retail, office,residential and lodging facilities)with significant functional and physical integration in conformance with a coherent plan(pgs. 3-7 &3-8). The site is proposed to develop with a mix of residential dwelling types consisting of 4-story multi-family apartments(364 units)in the HDR designated area; and,4-story flats(126 units)and 3-story townhome style (26 units)in the MU-COM designated area as shown on the site plan in Section VIII.A. An overall gross density of 26.7 units per acres is proposed,which is consistent with the density range desired in this area per the associated FLUM designations(HDR— 16 to 50 units/acre and MU-COM 8 to 12 units/acre). Staff finds the mix of residential housing types with interconnected pedestrian walkways and amenities incorporated with the existing and future commercial uses which will provide services for the residents, and employment uses in this area is generally consistent with the goals of the TMISAP for this area. Page 5 62 Transportation: Access to this site is provided via W. Franklin Rd. and S. Ten Mile Rd., existing 5-lane arterial streets that run along the northern and eastern boundaries and W. Cobalt Dr., an existing 3-lane collector street that runs along the southern boundary of the development. Design: Conceptual building elevations were submitted for the high density, flats and townhome style multi- family residential structures and the associated clubhouse. The design of the proposed structures appears to be of a high quality and are generally consistent in style,materials and colors. Final design of the site and structures is required to comply with the design elements of the TMISAP per the Application of Design Elements matrix on pg.3-49 of the TMISAP and the design standards in the Architectural Standards Manual in accord with the Development Agreement(Inst.#2021-132704,provision#5.1b). Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) A variety of multi family housing is proposed in this development consisting of flats, townhome and high-density apartment style units, which will contribute to the variety of housing types in the City, specifically in the Ten Mile area as desired, that should cater to different financial capabilities. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. Comments received from West Ada School District state that student enrollment is under capacity for this area and area schools can accomoate students from this development. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers."(2.01.01H) The site is located at a major intersection along two major mobility arterials (Franklin and Ten Mile Roads) and in close proximity to employment centers. Transit services exist in the Ten Mile Crossing development to the east at the intersection of Vanguard/Wayfinder to serve this area—other transit stops may be added in the future. Transit services are available to serve this site via Route 40. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips,and enhancing overall livability and sustainability." (3.06.02B) The proposed multi family project will provide housing options in close proximity to employment uses in the area and commercial uses developing in this area will provide services to the residents that they shouldn't have to travel far for, thus reducing vehicle trips and enhancing overall livability and sustainability. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan as discussed above. VI. STAFF ANALYSIS A. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT Conditional use permit(CUP) for a multi-family development containing a total of 516 residential units [364 apartments (200 1-bedroom& 164 2-bedroom units), 126 flats(68 1-bedroom& 58 2-bedroom units)and 26 2-bedroom townhome units] on 19.34-acres of land in the R-40 and C-C zoning districts. Page 6 63 Note:A vertically integrated residential project is also proposed that contains 33 dwelling units; however, it's a principal permitted use in the C-C zoning district so it's not included in the CUP request. The proposed development plan is in substantial compliance with the conceptual development plan and building elevations included in the Development Agreement(Inst. #2021-0025) as required. The project is proposed to be phased as follows: Phase 1 will be the Flats F1,F2,F3,the Townhomes D1,D2, D3 and the Clubhouse. Phase 2a will be High Density Building HD-2 Phase 2b will be High Density Building HD-1 Phase 2c will be High Density Building HD-3 The Phase 2 buildings may be built at one time or individually depending on market demand and financing. Specific Use Standards(UDC 11-4-3-27): The proposed use is subject to the following standards: (Staffs analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Site Design: 1. Residential buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties.All buildings comply with this standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street; all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The floor plans submitted with this application depict patios and balconies that meet and exceed this standard. 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards (see parking analysis below). 7. Developments with twenty(20)units or more shall provide the following: Page 7 64 a. A property management office.Located in clubhouse. b. A maintenance storage area.Located in clubhouse. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access.Depict on site plan. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018)A residential directional sign is depicted inside the entrance at the southeast corner of the development and along the drive aisle on the northern side of the flats; a map of the development should also be provided. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard C. Common Open Space Design Requirements: 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten(10) percent of the gross land area for multi-family developments of five (5)acres or more. The site is 19.34-acres, requiring 1.93-acres of baseline open space according to the standard. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed. Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development,accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering, and relaxation to serve the development. Staff finds the proposed open space areas within the multi family development comply with these standards by providing open space that is well connected, highly visible, and promotes health and well-being by supporting a range of leisure and play activities with the proposed amenities and general design of the open space. See the submitted landscape plan and rendering for a visual of compliance with this standard. 3. Alternative compliance is available for the standards listed in subsections(C)1 and(C)2 above, if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one(1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total.Projects that provide safe access to adjacent Page 8 65 public parks or parks under a common HOA,without crossing an arterial roadway, are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision- making body. Where this area cannot be increased due to site constraints,it may be included elsewhere in the development. b. Alternative compliance is available for these standards if a project has a unique targeted demographic;utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. The submitted plans depict several open grassy areas in accord with the standard commensurate with the size of the development. 5. hi addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500) or less square feet of living area.NA b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area. The apartments and flats are all(490 units total) are all between 500 and 1,200 square feet; therefore, a minimum of 122,500 square feet(or 2.81-acres) of outdoor common open space should be provided. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. The townhome style units (26 units)all exceed 1,200 sf of living area; therefore, a minimum of 9,100 sf. (or 0.21-acre) of common open space should be provided In total, a minimum of 131,600 sf. (or 3.02-acres) of outdoor common open space should be provided. 6. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty feet(20'). The common open space areas depicted on the open space exhibit in Section VIII.B meet this requirement. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. The Applicant shall comply with this requirement. 7. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units.Not applicable 8. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4') in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, ef£retroactive to 2-4-2009)Some of the common open space areas are adjacent to the collector street buffer along Cobalt Dr. Staff recommends the Applicant provide a berm or constructed barrier as required. Page 9 66 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty (50)percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space. a. Enhanced landscaping asset forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. The common open space exhibit depicts the street buffer along W. Cobalt Dr., a collector street, as part of the required open space. Therefore,the buffer shall comply with the enhanced buffer requrirements as noted. A minimum of 4.95-acres of qualified common open space is required to be provided overall within the development. A total of 5.45-acres is proposed to be provided, which exceeds the minimum standards by 0.5-acre. D. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with a waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage b. Open space: (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches,landscaping, and a structure for shade. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards. (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop. (4) Charging stations for electric vehicles. 2. The number of amenities shall depend on the size of multi-family development as follows: Page 10 67 a. For multi-family developments with less than twenty(20)units,two(2)amenities shall be provided from two (2) separate categories. b. For multi-family development between twenty(20) and seventy-five (75)units,three(3) amenities shall be provided,with one from each category. c. For multi-family development with seventy-five(75)units or more, four(4)amenities shall be provided,with at least one from each category. d. For multi-family developments with more than one hundred(100)units,the decision- making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection(D),provided that these improvements provide a similar level of amenity. A total of 516 units are proposed. The following amenities are proposed from each category: Quality of Life: clubhouse with fitness facilities, dog washing facilities, internet cafe, co-working center, game room and a dog park(a waste station is required) Open Space: (2)plazas, afire pit, (6)BBQ's Recreation:swimmingpool, walking trails, (2)sports courts (i.e. bocce ball,pickle ball), children's play structure Multi-modal: (4) bicycle repair stations, which include stand, repair tools and tire pump. Staff is of the opinion the proposed amenities are appropriate for the development proposed and doesn't recommend any additional amenities are provided. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet(Y)wide. b. For every three(3)linear feet of foundation,an evergreen shrub having a minimum mature height of twenty-four inches (24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan submitted with the Certificate of Zoning Compliance application should depict landscaping along the street facing elevations in accord with these standards.A calculations table should be included on the landscape plan that demonstrates compliance with this standard. There are several plants/shrubs/trees that are called out on the plan that aren't included in the plant legend(i.e. SK,POL,PO,BH, etc.);revise accordingly. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas,and other development features. The Applicant shall comply with this requirement. G. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable Page 11 68 alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. Access(UDC 11-3A-3): Access to the site is proposed via W. Franklin Rd., S. Ten Mile Rd. and W. Cobalt Dr. as depicted on the site plan. Internal drives are proposed for access to the residential units. For emergency wayfinding purposes,Staff recommends private streets are provided for addressing for some or all of the residential units as determined by the Fire Dept. and addressing technician.The applicant should coordinate with the Fire Dept. and addressing technician in regard to which drives should be named private streets.A private street application should be submitted with the Certificate of Zoning Compliance application.All private streets should comply with the standards listed in UDC 11-3F-4. Dimensional Standards (UDC 11-2): The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and Table 11-2B-3 for the C-C zoning district. Per UDC 11-4-3-27B.1,residential buildings are required to provide a minimum setback of 10' unless a greater setback is otherwise required. Buildings may not encroach within required street buffers and residential structures must have minimum 20-foot separation between structures per Building Code. Landscaping(UDC 11-3B): Street buffer landscaping along W. Cobalt Dr. was installed with the Outer Banks subdivision improvements. Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. No linear grouping of parking spaces is allowed to exceed 12 in a row without an internal planter island; the planter island is required to run the length of the parking space and may be reduced by 2' to allow for improved vehicle maneuvering.Landscape planters are required to contain a minimum of 50 square feet and the planting area can't be less than 5' in any dimension,measured inside curbs. There are some rows of parking that are missing these planters and others that have only 5'6"x 5'6"planters,which don't meet the standard; the plans should be revised accordingly to comply or an application for alternative compliance to this standard may be submitted(see UDC 11-513-5 for more information). Landscaping is required to be provided along pathways per the standards listed in UDC 11-3B-12C. A mix of trees,shrubs,lawn and/or other vegetative ground cover with a minimum of one(1)tree per 100 linear feet of pathway is required all pathways.A calculations table should be included on the landscape plan that demonstrates compliance with this standard. Waterways(UDC 11-3A-6): The Kennedy Lateral bisects this site within a 55-foot wide easement(20' left and 36' right while looking downstream) and is proposed to be piped throughout the development in accord with UDC 11-3A-6. A 12-foot wide NMID gravel maintenance road is depicted on the landscape plan along the lateral. An NMID pumphouse is depicted along the west boundary of the site adjacent to the lateral. Pathways(UDC 11-3A-8): There are no multi-use pathways depicted on the Pathways Master Plan for this site. However, a 6' wide pathway is proposed through the common area that separates the high-density apartments from the mixed-use area within the Kennedy Lateral easement,which provides a pedestrian connection from Cobalt to Franklin Rd. Walkways are proposed throughout the site for pedestrian access and interconnectivity in accord with TMISAP. Parking: Off-street vehicle parking is required for the proposed multi-family dwellings as set forth in UDC Table 11-3C-6.Based on(268) 1-bedroom units and(248)2-bedroom units,a minimum of 950 Page 12 69 off-street spaces are required with 516 of those being in a covered carport or garage. The clubhouse is exempt from the parking standards required for non-residential uses. A total of 1,022 spaces are proposed, including 520 covered(garages and carports),445 standard, 19 accessible, 30 compact and eight(8) sub-standard spaces depicted as compact spaces. The minimum dimension of compact spaces is 9'wide x 17' long per UDC Table 11-3C-5; the eight(8)proposed compact spaces are 9' x 15',which does not meet the minimum standard—the site plan should be revised accordingly. Compact spaces are discouraged but may be used for any parking above the number of required spaces per UDC 11-3C-5A.6. The(30)compact spaces proposed in the row of parking on the east side of the garages depicted adjacent to the western boundary of the site south of the Kennedy Lateral are allowed since the total number of standard parking spaces(i.e. 984) exceeds the minimum standard. These spaces should be noted as compact spaces on the site plan and should have wheel stops to prevent vehicle overhang in the adjacent landscape area; the parking calculations table should also be updated.Parking stall dimensions should also be depicted on the site plan demonstrating compliance with the standards listed in UDC Table 11-3C- 5.Where 17' long parking spaces abut sidewalks and wheel stops aren't provided,the sidewalk must be widened to 7' to accommodate 2' of vehicle overhang per UDC 11-3C-5B.4 (i.e.in front of HD-3). Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with the standards listed in UDC 11-3C-5C. One(1)bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof. Based on 1,022 spaces, a minimum of 41 spaces are required. The site plan states a total of 52 spaces are proposed,which exceeds the minimum standard by 11 spaces. Bike racks should be provided in central locations for each building and comply with the standards listed in UDC 11-3C-5C; include call-outs for such on the site plan. Fencing(UDC 11-3A- : Six(6) foot tall fencing is depicted on the site plan around the pool area. Fenced outdoor areas are proposed for the townhome units. All fencing shall comply with the standards listed in UDC I I-3A-7 and building code requirements. A detail of each fencing type should be submitted with the Certificate of Zoning Compliance application. Public Art: Public art is required with development in the Ten Mile Area. Two (2)pieces of public art are proposed to be provided with this development—one(1)with the flats,townhomes &clubhouse and one(1)with the apartments, as shown on the Public Art Phasing Plan in Section VII.D. Several options for the public art are included in Section VII.D; final selection will depend on availability at the time of purchase. Outdoor Service& Equipment Areas: Outdoor utility meters,HVAC equipment,trash dumpsters, trash compaction and other service functions shall be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12B. Safe access and adequate lighting should be provided in these areas.A detail of the trash enclosure should be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with this standard. Building Elevations(UDC 11-3A-19;Architectural Standards Manual; TMISAP) Conceptual building elevations were submitted for the proposed structures in this development as shown in Section VII.C. All of the structures appear to be of a high quality of design and consist of a complementary mix of materials, including wood-look aluminum composite panel siding,Hardie siding, metal siding, stucco,tile, stone veneer and glazing, in a variety of colors. Final design is required to comply with the design standards in the Architectural Standards Manual and the design guidelines in the TMISAP as noted in the Development Agreement(Inst.#2021-132704)(see the Application of the Design Elements table on pg.3-49 of the TMISAP).Note:Prefabricated steel Page 13 70 panels are prohibited as a finish material for building facades, except as an accent or secondary field material. An administrative Design Review application is required to be submitted for approval of the design of the multi-family structures and clubhouse prior to submittal of building permit application for those structures.An application for Certificate of Zoning Compliance is also required to be submitted along with the Design Review application to ensure compliance with the conditions contained herein. The proposed apartments will have secure entrances and be accessed by an internal hallway. Multifamily developments with units that take access via secured common corridors are required to install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances per UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. VII. DECISION A. Staff: Staff recommends approval of the proposed CUP per the provisions included in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on September 19,2024. At the public hearing.the Commission moved to approve the subject CUP request. 1. Summary of the Commission public hearing: a. In favor: Hethe Clark, Clark Wardle b. In opposition:None C. Commenting: None d. Written testimony: Kathy Gallentine e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s)of public testimony: a. Not in favor of more apartments in this area due to the strain on existing infrastructure. particularly on Ten Mile Rd., and on local parks and schools. Request for a reduction in the number of units proposed. 3. Key issue(s)of discussion by Commission. a. None 4. Commission change(s)to Staff recommendation: a. None Page 14 71 iillri �� I�IEI 119911 l Pi 111 ®� IT{:NI . Isa 18®I I m, SEE i ®I 7 Will, �a Q 1- 1- 1 _S. I` W i■ .n n�'9w�i-�� ya�_ — ��e 4re r er I r _•r i 1 I c�Z' RIT O tar..��"'`-'l re �.e:•i r::a a!'L"�s{. S� - .0 fill !-111114PINIIIII Nil ' B. Landscape Plan&Open Space Exhibit(dated: 9/17/24) Elmg e,'.ya•gaaa --_ �ar� ,.g ,Z49Eul-jMou j Ipue oOlJpIVtb 0 & r 'ya,•' aoedg•,uedp 89001 L9ly LS aaquanb laoaed a h�p uald adeospue- tiZOZ ' s) uegaa;np 3 4 �iX • 1�$g a ��4 g P d has 'as Q z41N f2a •� I554 210 RM 8 .. r Aqqq- ' 0 0 U 0 IlEiltl I IL13 9 F ! E e 1 e l a _ t � t t t t d a n txxxax ete ao-e, F 5� t e II L 3 i { 1 i � I ! I l i IfE3aF EII 11i� e1 -•w s m a o0 • o w m YJ Page 16 73 C. Conceptual Building 1 for &Clubhouse(dated: • i i i See public record for full plan set and renderings. io a � ■ 1 !■ �'� �� IIIIIII� - © m II ill I ■"' '�' I ■� I ■'' 0 m _ - ■ OUTERBANKS-2024 OR ELEVATIONS ��� ■ ■w w ■ www■ ■ ■ Li i ■ !■ ! ! � � IIIIIIIs i'� III ■ 1� I TI I"I $ MEI"ONE I !I� CI! , !I� ❑! 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CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Future development shall comply with the provisions in the existing Development Agreement(Inst. #2021-132704,H-2021-0025) and the conditions in this report. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 3. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 4. The proposed development shall comply with the dimensional standards listed in UDC Table 11-2A- 8 for the R-40 zoning district and Table 11-2B-3 for the C-C zoning district; and UDC 11-4-3-27B.1, which requires a minimum residential building setback of 10-feet unless a greater setback is otherwise required in the district. 5. Comply with building code requirements for separation between structures within the development. 6. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C; depict a mix of trees(minimum 1 per 100 linear feet of pathway), shrubs, lawn, and/or other vegetative groundcover. Include a calculations table that demonstrates compliance with the standard. b. Depict the location of the central mailbox(including provisions for parcel mail,that provide safe pedestrian and/or vehicular access), and a map of the development with the proposed directional signage at the entrances to the multi-family development in accord with UDC 11-4-3-27B.7. c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. d. Compact spaces shall be 9' wide x 17' long per UDC Table 11-3C-5;the eight(8)proposed compact spaces that are 9' x 15' should be revised to comply with the minimum standard. The 30 spaces that are 9' wide x 17' long located in the row of parking on the east side of the garages depicted adjacent to the western boundary of the site south of the Kennedy Lateral should be depicted as compact spaces and shall have wheel stops to prevent vehicle overhang in the adjacent landscape area. The parking calculations table shall be updated to reflect this change. e. Parking stall dimensions shall be depicted on the site plan demonstrating compliance with the dimensional standards listed in UDC Table 11-3C-5. f. Where 17' long parking spaces abut sidewalks and wheel stops aren't provided,the sidewalk shall be widened to 7' to accommodate 2' of vehicle overhang per UDC 11-3C-5B.4 (i.e. in front of HD-3). g. Bicycle racks shall be depicted in central locations for each building and comply with the standards listed in UDC 11-3C-5C; include call-outs for such on the site plan. h. Depict a waste station in the dog park as required in UDC 11-4-3-27D.1a. Page 29 86 i. Depict landscaping along the foundations of all street facing elevations in accord with the standards listed in UDC 11-4-3-27E.2. A calculations table should be included on the landscape plan that demonstrates compliance with this standard. j. There are several plants/shrubs/trees that are called out on the plan that aren't included in the plant legend(i.e. SK,POL,PO,BH, etc.);revise accordingly. k. Include a detail of the fire pits,barbeques and children's play structure. 1. Depict planter islands in rows of parking in accord with the standards listed in UDC 11-3B- 8C.2.; or submit an application for alternative compliance to this standard(see UDC 11-5B-5 for more information). m. A detail shall be included of each type of fencing proposed within the development.All fencing shall comply with the standards listed in UDC 11-3A-7 and building code requirements. n. Include a detail of the trash enclosure that demonstrates compliance with UDC 11-3A-12 and 11-4-3-27B.2. o. The street buffer along W. Cobalt Dr. shall comply with the enhanced buffer requirements listed in UDC 11-4-3-27C.9 and 11-3B-7C.3£ p. Depict a berm or constructed barrier at least 4-feet in height,with breaks in the berm or barrier to allow for pedestrian access where common open space areas are proposed adjacent to W. Cobalt Dr., a collector street, in accord with UDC 11-4-3-27C.8. 7. Two(2)pieces of public art shall be provided with this development—one(1)with the flats, townhomes&clubhouse; and one(1)with the apartments, as shown on the Public Art Phasing Plan &Art Options in Section VII.D. 8. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units as set forth in UDC 11-4- 3-27C.3. 9. In accord with UDC 11-4-3-27G, multi-family developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 10. A private street application shall be submitted with the Certificate of Zoning Compliance application for the multi-family development. All private streets shall comply with the standards listed in UDC 11-3F-4. The Applicant shall coordinate with the Fire Dept. and addressing technician in regard to which drives should be named private streets. 11. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted for the multi-family development and approved prior to submittal of application(s) for building permits. The plans submitted shall substantially comply with those approved with this application and with any required modifications noted herein. The design of structures shall comply with the design elements of the Ten Mile Interchange Specific Area Plan(TMISAP) (see the Application of Design Elements matrix on pg. 3-49 of the Plan) and the design standards in the Architectural Standards Manual. One application may be submitted for the entire multi family development. Please see the public record for this project for additional agency comments. Page 30 87 X. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 and C-C zoning districts (see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed multi family development use is consistent with the future land use map designations of HDR, MU-COM and MU-RES and is allowed as a conditional use in UDC Table 11-2B-2 in the R-40 and C-C zoning districts. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. The Commission finds that essential public services are available to this property and that the use should be adequately served by these facilities. Comments received from the West Ada School District reflect that student enrollment at area schools are under capacity and can accommodate this development. Page 31 ss E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Baldcypress Multi-Family (H-2024- 0028) by Pivot North Design, located at 3570 N. Eagle Rd. F89 CITY OF MERIDIAN V IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for a Multi-family Development Consisting of 115 Residential Units on 3.76-Acres of Land in the C-G Zoning District,Located at 3570 N.Eagle Rd.,by Pivot North Design. Case No(s).H-2024-0028 Baldcypress Multi-family For the Planning& Zoning Commission Hearing Date of. September 19,2024 (Findings on October 3,2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of September 19,2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of September 19,2024, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of September 19, 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of September 19,2024,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. It-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0028 BALDCYPRESS MULTI-FAMILY CUP Page 1 Fol upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of September 19, 2024, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of September 19, 2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0028 BALDCYPRESS MULTI-FAMILY CUP Page 2 F91 G. Attached: Staff Report for the hearing date of September 19,2024 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0028 BALDCYPRESS MULTI-FAMILY CUP Page 3 92 3rd By action of the Planning&Zoning Commission at its regular meeting held on the day of October ,2024. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER ANDREW SEAL VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER SAM RUST VOTED Maria Lorcher, Chairman 10-3-2024 Attest: Chris Johnson, City Clerk 10-3-2024 Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 10-3-2024 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0028 BALDCYPRESS MULTI-FAMILY CUP Page 4 93 EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT D A H O HEARING September 19,2024 Legend DATE: 0Projeci Lacfliwn TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner m 208-884-5533 m SUBJECT: Baldcypress Multi-family CUP e ®E H-2024-0028 - - BC LOCATION: 3570 N. Eagle Rd.,in the SW 1/4 of E t Section 33,TAN.,R.IE. (Parcel: #R7991140012) N r--- o,I I. PROJECT DESCRIPTION Conditional Use Permit for a multi-family development consisting of 115 residential units on 3.76-acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage _ 3.76-acres Future Land Use Desi nation Mixed Use—Regional(MU-R) Existing Land Use Vacant/undeveloped land Proposed Land Uses Multi-family development Current Zoning General Retail and Service Commerical District(C-G) Proposed Zoning NA Phasing plan(#of phases) it One(1) Number of Residential Units(type 115 apartment units of units) _ Density(gross&net) 30.58 units/acre(gross) Open Space(acres,total [%]/ 0.85-acre buffer/qualified) Amenities Quality of Life: A clubhouse with a swimming pool,fitness facilities,enclosed bike storage&repair station,dog park with waste station,outdoor BBQ area, enclosed storage. Open Space:Picnic area including tables,benches,landscaping and a shade structure. I Recreation: Swimming pool,spa Multi-modal:Bicycle repair station Physical Features(waterways, None hazards,flood plain,hillside) Pagel 94 Neighborhood meeting date 6/12/2024 History(previous approvals) AZ-04-009(Market Square—DA Inst.#104107404) B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action(yes/no) Traffic Impact Study(yes/no) No Access(Arterial/Collectors/State Access is proposed via three(3)entrances from the existing drive along the west Hwy/Local)(Existing and boundary of the site,which connects to W.Baldcypress St.,a commercial Proposed) collector street along the north boundary of the site. Fire Service No comments were submitted. Police Service No comments were submitted. West Ada School District • Capacity of Schools Enrollment Ca aci Joplin Elementary School 247 375* Lowell Scott Middle School 791 14[l0 Centennial High School 1730 19DO *Program Capacity • Predicted#of students 19 generated from proposed development Page 2 95 1 1 1 'nun' ■ MIN � 1■1n IIN i IN_ •• N IIN�aiii'1,111 uuu not u■ YIIII _ �uu ■Ipr ■■ 5I N mini 11111111111 IIII■�■ �:��`� -�= �� �. � . ::___ it ■ ��'=j11�. illl - 11+■■1■1■■1 = 111111 �p1y ■- I II III -• � 1��� Y ■111■ - IIII -=i_',�- _ _ , � � �' ��� •5M1 -�Nq 4 ■■nail`-iu __. - ��, �:,-_- ■■■■■+ cull 1rill ' rim I •1 I1 1 1 1 �� uu■u.:'�='-_■Ivu 2�� uwu.:'�='-.■rau end '� � lgllllll lull �' � � �11111111111 �' son let Ppc�p�-t son Iaul■ N ■ 1■1■ N ■ ■ ■N■ ! = N !!N'aiii'1111 � ! = N � lll,Faiii'1111 ■ not■■■ YIIII Ruy.■■ YIIII IIII - Y.1■NIN■ • ■■ .1■' -'�■■ MEN -11111111111111r„ MEN ■ij` 11 I -, ....- _ _ uul■ -2■ "f.nuul '- uuu -Z■ nnu �1 : •■x_ _ � � 5a m�u �1 ■- lull)_ _ �. ,� '.$' ■- luul- � �'' :f'... 1111151= � ' •��-:Ijj 1111151= ��:Ijj +11111111 __ ■ + i 11111111 SS '" '� - Illlllllllllli r'ii ■n' Ili.:l��li ���--- .. � -n:ii • z �-= I �iii�' 2�-==1' �-- MEN � 111 EMISSION �IIIl11MENEM m C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 9/3/2024 Radius notification mailed to properties within 500 feet 8/30/2024 Public hearing notice sign posted 9/4/2024 on site Nextdoor posting 8/27/2024 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAI�: LAND USE: The property is designated Mixed Use—Regional(MU-R) on the Future Land Use Map (FLUM)contained in the Comprehensive Plan. The purpose of the MU-R designation is to provide a mix of employment,retail,residential dwellings, and public uses near major arterial intersections. The site is proposed to develop with 115 residential apartment units on 3.76-acres of land at a gross density of 30.58 units per acre,which is consistent with the density desired in MU-R designated areas of 6 to 40 units per acre. Transportation: Access is proposed via three(3) entrances from the existing drive along the west boundary of the site,which connects to W.Baldcypress St., a commercial collector street along the northern boundary of the site. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed multi family housing will contribute to the variety of housing types in the City, that should cater to different financial capabilities. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. The West Ada School shows student enrollment at area schools below capacity in this area. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers."(2.01.01H) The site is located along the Eagle Road corridor in close proximity to employment centers along Eagle Road. Transit services are not available in this area. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) Page 4 97 The proposed multi family residential development will provide housing options in close proximity to commercial uses (i.e. shopping, dining, entertainment) in the area, thus reducing vehicle trips and enhancing livability and sustainability. • "Slow the outward progression of the City's limits by discouraging fringe area development;encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) This property is located along the northern boundary ofArea of City Impact boundary and surrounded by City annexed land to the west, east and south. The development of this property will maximize public services. • "Require collectors consistent with the ACHD Master Street Map(MSM),generally at/near the mid- mile location within the area od City impact."(6.01.03B). A collector street(W. Baldcypress St) exists along the northern boundary of this site, consistent with the MSM. • Provide housing options close to employment and shopping centers". (3.07.02D) The multi family housing proposed in this development will provide housing options in close proximity to employment and shopping centers in the area. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan as discussed above and is consistent with the approved Development Agreement. VI. STAFF ANALYSIS A. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT Conditional use permit(CUP) for a multi-family development containing a total of 115 residential dwelling units [(22) studio units, (61) 1-bedroom units and(32)2-bedroom units] on 3.76-acres of land in the C-G zoning district. One (1)4-story structure is proposed to house all of the units. The existing development agreement states that residential uses are allowed with a CUP and that a planned development(PUD)is required. The Director determined that a CUP is all that's required; an amendment to the DDA isn't necessary to remove the requirement of a PUD. Therefore, Staff finds the proposed development is in substantial compliance with the Development Agreement(Inst. #104107404)as required. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: A. Purpose. 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections,easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the Page 5 F9_8 visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site design. 1. Residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches, and patios, and how they impact adjacent properties. The residential building complies with the minimum setback requirement of 10 feet. 2. All on-site service areas, outdoor storage areas,waste storage,disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street or shall be fully screened from view from a public street The site plan depicts screened trash enclosures not visible from a public street; all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway,and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standards would create an inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as outlined in section 11-5B-5 of this title. The amenity exhibit depicts 80 square foot patios or decks for each unit that complies with this standard. Floor plans should be submitted with the Certificate of Zoning Compliance application that demonstrate compliance. 4. For this section, vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space.None of these areas were used in the open space calculation. 5. No recreational vehicles, snowmobiles, boats, or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall adhere to this standard. 6. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all districts",of this title.Based on the number of bedrooms per unit, a minimum of 189 off-street parking spaces are required, which includes 12 guest parking spaces, with 93 of those in a covered carport or garage; a minimum of eight(8) bicycle parking spaces are required. Per the application narrative, a total of 190 spaces are proposed with 115 of those covered as noted with "CP"on the site plan; the number of bicycle parking spaces are not specified. There are 20 additional on-street parallel parking spaces available along the south side of Baldcypress St. along the northern boundary of the site for overflow parking. The on-site parking meets and exceeds UDC standards by one(1)space; the additional on-street spaces will provide overflow parking if needed. Vehicle parking should comply with the required stall and drive aisle dimensions in UDC Table 11-3C-5; bicycle parking should comply with the standards in UDC 11-3C-5C. A bicycle rack(s) capable of holding at least eight(8) bicycles is required; a bike rack holding 8 bicycles is depicted on the site plan near the resident entry on the east end of the building.A detail of the bicycle rack should be submitted that demonstrates compliance with the aforementioned standards. 7. Developments with twenty(20)units or more shall provide the following: Page 6 0 a. A property management office.Located on the first floor of the building. b. A maintenance storage area. This shall be provided. c. A central mailbox location, including provisions for parcel mail,that provides safe pedestrian and/or vehicular access.Located on the first floor of the building. d. A directory and map of the development at an entrance or convenient location for those entering the development.Located at the entry to the development. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard. C. Common open space design requirements. 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10) percent of the gross land area for multi-family developments of five (5) acres or more. This site is below 5-acres in size; therefore, this is not required. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed. Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development,accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation,social gathering,and relaxation to serve the development. Staff finds the proposed open space comply with these standards. 3. Alternative compliance is available for the standards listed in subsections(C)1 and(C)2 above, if a project has a unique targeted demographic; utilizes other place-making design elements in Old- Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one (1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total.Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway,are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision- making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. Page 7 1 00 b. Alternative compliance is available for these standards if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. The submitted plans depict one (1) 5,010 sf common grassy area on the south side of the building and a linear open space area on the east side of the building for a dog run. The Commission should determine if this is commensurate with the size of the proposed development or if additional area should be required. 5. In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150)square feet for each unit containing five hundred(500)or fewer square feet of living area.None of the units are below 500 square feet(sf.) of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred (1,200) square feet of living area. All 115 units are between 500 and 1,200 s.f.; therefore, a total of 0.66-acre (28,750 square feet) of common open space is required. C. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area.None of the units are above 1,200 s.f of living area. A total of 37,311 square feet(or 0.86-acre) is proposed, which exceeds the minimum standards. Open space areas consist of the street buffer along Baldcypress St., a collector street, linear open space where the dog run is proposed along the east side of the building, two (2) landscaped areas along the southern boundary of the site at the east and west ends, and the open grassy area and outdoor amenity area. In order to count the buffer along the collector street,it has to meet the enhanced buffer requirements in UDC 11-4-3-27C.9 and 11-3B-7C.3f,•the landscape plan submitted with the Certificate of Zoning Compliance application should be revised to reflect compliance with these standards. 6. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty(20) feet. The common open space areas depicted for the development meet this requirement. 7. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units.Not applicable 8. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to a collector or arterial streets unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty(50) percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space. a. Enhanced landscaping asset forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. The common open space exhibit depicts the street buffer along W. Baldcypress St., a collector street, as part of the required open space. Therefore, the buffer shall comply with the enhanced Page 8 1 01 buffer requirements as noted,exceptfor a multi-usepathway,which is not required because there is an existing sidewalk along Baldcypress. D. Site development amenities. 1. All multifamily developments shall provide for quality of life,open space,and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with a waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage b. Open space. (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches,landscaping, and a structure for shade. c. Recreation. (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards. (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop. (4) Charging stations for electric vehicles. 2. The number of amenities shall depend on the size of the multifamily development as follows: a. For multifamily developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided,with one(1)from each category. c. For multifamily development with seventy-five (75)units or more, four(4) amenities shall be provided,with at least one(1) from each category. Page 9 102 d. For multifamily developments with more than one hundred (100) units, the decision-making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection (D), provided that these improvements provide a similar level of amenity. The Applicant proposes the following amenities from each category: Quality of Life: A clubhouse with a swimming pool, fitness facilities, enclosed bike storage & repair station,dog park with waste station, outdoor BBQ area,enclosed storage. Open Space: Picnic area including tables,benches,landscaping and a shade structure. Recreation: Swimming pool, spa Multi-modal: Bicycle repair station Staff is of the opinion the proposed amenities are commensurate with the number of units proposed. E. Landscaping requirements. 1. Development shall meet the minimum landscaping requirements by chapter 3,"regulations applying to all districts", of this title. 2. All street-facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3) feet wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan depicts landscape areas at least 3'wide and evergreen shrubs every three (3) linear feet and ground cover plants in the remainder of the landscaped area; the species, mature size of the plantings and tree class should be included in the Landscape Legend on the plan submitted with the Certificate of Zoning Compliance application that demonstrates compliance with this standard and those in UDC 11-3B. F. Maintenance and ownership responsibilities. All multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall comply with this requirement and provide said document prior to issuance of the Certificate of Occupancy for the development. G. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative, to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. Access: Access is proposed via three(3)entrances from the existing drive along the west boundary of the site,which connects to W. Baldcypress St.,a commercial collector street along the north boundary of the site. The Smitchger Subdivision North plat includes information on cross-access easements/ingress to Page 10 103 and egress from/easements for access roads for all lots within the subdivision(see note#8 for more information). ITD has submitted comments on this application requesting a traffic memo from an engineering firm to show potential impacts to SH-55 through the developer's traffic distribution and daily trip generation numbers. The Applicant is working with ITD to fulfill this requirement. Landscaping(UDC 11-3B): A minimum 20-foot wide street buffer is required along W. Baldcypress St., a collector street, landscaped per the standards listed in UDC 11-3B-7C. There is an existing 15'+1-wide street buffer along Baldcypress with grass and trees,which are being retained. The proposed landscaping meets and exceeds the minimum standards for such. Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C.Due to an existing water easement along the western portion of the southern boundary of the site,no trees can be placed in that location; an alternative compliance application should be submitted to UDC 11-3B-8C.1b. Because this site is surrounded by commercial uses, Staff recommends dense landscaping is provided in perimeter buffers along the west,south and east boundaries of the parking area in accord with the standards in UDC 11-3B-9C (trees aren't allowed within the water easement but shrubs should be allowed). Sidewalks/Pathways: There is an existing 5-foot wide attached sidewalk along W. Baldcypress St., a collector street. The UDC(11-3A-17C)requires detached sidewalk to be provided along all collector streets.At the time the sidewalk was constructed,Baldcypress was classified as a local street so an attached sidewalk was allowed. For this reason and because this sidewalk is still in good condition, Staff doesn't recommend it's required to be reconstructed as a detached sidewalk. A sidewalk connection is provided from the perimeter sidewalk along Baldcypress to each of the ground floor units and to the south side of the building to the resident entries and common areas.A pedestrian walkway is also provided from the sidewalk along the south side of the building to the southern boundary of the site in alignment with the sidewalk in front of the commercial building to the south for pedestrian interconnectivity. Parking: Off-street parking is required in accord with the standards listed in UDC Table 11-3C-6 as discussed above in#B.6.Per Fire code requirements,structures over 2-stories in height are required to have 26-foot wide drive aisles closest to the building; the plans should be revised accordingly. When a bumper overhangs onto a sidewalk or landscape area,the parking stall dimensions may be reduced 2' in length if 2' is added to the width of the sidewalk or landscaped area planted in groundcover,per UDC 11-3C-5B.4. Alternatively,wheel restraints may be provided to prevent vehicle overhang per UDC 11-3C-5B.3. There is parking along the west and south sides of the building and along the southern and eastern perimeter boundaries of the site that don't what wheel restraints to prevent vehicle overhang—Staff recommends wheel restraints are provided or an additional 2' is added to the abutting sidewalk or perimeter buffer to accommodate vehicle overhang in accord with UDC standards. Existing Easements: There are existing easements that run along the northern,western and a portion of the southern boundary of the site as shown below; no structures should encroach and no trees should be planted within these easements. The proposed structure encroaches in the easement along the north boundary; the Applicant plans to vacate this easement(ESMT-2007-0133 Smitchger Subdivision North).The vacation application Page I I F1 should be submitted and approved prior to submittal of the Certificate of Zoning Compliance application for this site. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6' tall steel panel open vision fence is proposed around the dog run on the east side of the building. The storage buildings on the abutting property to the east back up to the property line providing a wall along the east boundary of the site. Building Elevations(UDC 11-3A-19;Architectural Standards Manual; TMISAP) Conceptual building elevations were submitted for the proposed 4-story multi-family structure as shown in Section VIII.E. Building materials consist of plaster or EIFS and brick cladding in a mix of neutral colors and vinyl or composite windows with metal railing and canopies. Final design is required to comply with the design standards in the Architectural Standards Manual. A Certificate of Zoning Compliance and administrative Design Review application should be submitted for approval of the use and design of the proposed structure prior to submittal of the building permit application for the structure. VII. DECISION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on 9/19/24.At the public hearing the Commission moved to approve the subject CUP request. 1. Summary of the Commission public hearing: a. In favor: Danielle Stehman.Pivot North Design(Applicant's Representative b. In opposition:None c. Commenting: None d. Written testimony: Danielle Stehman,Pivot North Design(Applicant's Representative) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission: a. None 4. Commission change(s)to Staff recommendation: a. None Page 12 105 VIII. EXHIBITS A. Site Plan(dated: 7/24/24) ��� •� nrccisnu�.vr�vrm�a '°��� �rcra'rv�.,-�:cs ,..�F�✓oFeoSq 361](:ittoF aoSq�r iPEs�meae.l = - va�W BAL[)(.YPRE55 STREET - = nonnnnul L NaG� Una � s i` i aa� CP e CP PCP PCP P CP P CP PCP P PCP CP PCP P CP F ❑ 7 d7 7 d7 ",E 7d7d7 "pffp ] dd7 7 d7 7 d7 7P CP P CP P P 0. P CP P CP P CP P CP P CP CP PCP P P CCP CP P A ENCIo s d7 d7 7 d7 7 d7 d7 d7 d7 d7 Pp.mEvsmwa9 SP1 CONCEPTSITEPLRN SCALE:1-2V02436 V • • _ • 1 Page 13 106 B. Landscape Plan(date: 6/24/2024) — o flllllllntl�ddd ©I r� c� �• � �� ��:. 4- c I LV � I � f` z PRELIMINARY LANDSCAPE PLAN s ` W o I ririnnnnn t _ ,A%QPEN SPACE EXHIBIT Page 14 107 OOG RUN EXHIBIT L125 8 s 0h@ASeo - - - - --------j= - -_ _� - ------ I - Iraoe � o o OOoO i °o 0 °o 7P7PEPEP PEP CPCPLPEF EPL CP7P7P7PmCP wQ ._ � ❑ 3 d7 d7 d7 d7 d7 d7 d7 d7 d]d]d]d]d7 d7 d7 d7 d7 d7 d]d7 d7 d7 _—_- 1 i1 CP CP LP CP CP CP CP CPC CP [P[P CP CP[P CP LP CP CP CP CP CP CP CP CP CP CP C P 14",TREE MLRGATION PLAN x�wiox�0 � Page 15 Fl 08 C. Qualified Open Space Exhibit(dated: 7/15/2024) UW�SfA�PE LEGEND l� __ Vim' muxmwa ._ .:. '. J - au,nix�roomwxr .3 E ' _T { `J 3 GPEN SPACE DIAGRAM, "` swceowcRue ' �V X1.0 Page 16 1 09 D. Site Amenity Plan(dated: 7/17/24) vaosca�rE�y cE� 40 .e .a,,..so IAF � I I I d " i t OPEN SPACE AMENMESSPACE AMENMES mea i X1.1 Page 17 1 10 E. Conceptual Elevations &Floor Plans for Multi-Family Structures(dated: 7/24/24) PM Mn ® ® i ® - -Aw - MMM ®4 2 I M M' 1.NONTH IBALOCYPRESS�ELEVATKIN "Fff_ : I OEM II J 1 WEST IEHINY NWVEI ELEVATION E1 CONCEPT ELEVATNIN MEWS REl6'=1'A�]/ffi pivot noftK 5j L� 1115181111 r I.SOUTH ELEVATION jl �Fx�earnwmei a<ers wautmw �j c�•xr 2 EAST ELEVATION "Y 1 E2 CONCEPTE_EVATIONVIEWS SCAlE_Ins'=1'A'�14o6 ftldcypre�iMultifamipivot • Page 18 F-1111 PROJECT INFORMATR]N_ SITE AREA: 3.67 AC HEIGHTLIMIT_ 65'+/SO'PROPOSE ZONING — SETBACKS RIQJ PR0P ED: FRONT 20'120'6-(L5 PE COLLECTOR) SIDE INTERIOR: 0'/S' REAR: 015. UNIT MU(_ PROJECT - 22 STUDIOS 55C SF AVERAGE 611-BEDROOMS 6955F AVERAGE 322-BEDROOMS 100.5 SFAVERAGE 115T0TALUNIS ]59 SF AVERAGE - — P DI M REQUIRED 22 SNDI . � 0F 10/DU 921-BEDROOMS 151 OU �I 6-02-BEDROOMS 201 DU — 12 GUEST inc DU 1S0 TOTAL REQUIRED 11 65 RATIO) f { � PARgNG PRONDED TOTAL PROVIDED: .,. ]S+STALLS UNCOVERED 115 STALLSCDVERED ITI1 - 150+TOTAL PROVIDED _ OPEN SPACE ODMMON OS.REQUIRED: 23,750 SF 1250 SF PER UNIT) �1 �n \y PROJECT OOMMON O S.PROPCSED_ 26,750 SF MIN. PRIVATE OS_REQUIRED_ 9,200SF IW SF PER UN19 --------------- — ----- _ _ _ -- - --_.—_—___ PRIVATE O.S.PROPOSED: 9,200SF CS COVERSHEET Baldcypress Multifamily pivot • S•�1 '11! r 7 9BBB899999 � � '� I� l 1.COURTYARD PERSPECTIVE p� 2.ENTRY PERSPECTIVE 3.VIEW FROM NE p E3 CONCEPT PERSPECTIVE VIEWS NOTTO StlOEWWI - • • • Page 19 112 �■iiiii■iii■i�iii■iiiiiiiii■�I .mi000mi 1 monoom. �.a .. I^ a .a.. .a I, .. it a... .. a. ..•1 Baldcypress lti u Mfamily pivot north lli o IL - :� ®� ®���■�■��' ■ it � 111111111111111111111.Illllll�li.l.l � 1 1 � IIIIIIIIIIItII � : wh 1 a C—R Baldcypress Multifami pivot north r @off i o� o tr • -- Lt FP3 LEVEL4PLAN . - pivot • Page 21 ■ IX. City/Agency Comments& Conditions PLANNING DIVISION 1. Future development shall comply with the provisions in the existing Development Agreement(Inst. #104107404,AZ-04-009) and the conditions in this report. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 3. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 4. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict the location of the maintenance storage area in accord with UDC 11-4-3-27B.7. c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. d. The species,mature size of the plantings and tree class should be included in the Landscape Legend on the landscape plan demonstrating compliance with the minimum UDC standards for such in UDC 11-313 and 11-4-3-27. e. Include a detail of the bicycle rack that demonstrates compliance with the required standards in UDC 11-3C-5C. f. Internal drive aisles shall be widened to 26-feet around the building in accord with Fire code requirements. g. Wheel restraints shall be depicted in parking spaces that abut sidewalks or perimeter buffers; or, an additional 2-feet shall be added to the abutting sidewalks and perimeter buffers to accommodate vehicle overhang in accord with UDC 11-3C-513.3-4. h. The street buffer along W.Baldcypress St. shall comply with the enhanced buffer requirements listed in UDC 11-4-3-27C.9 and 11-3B-7C.3f, except for a multi-use pathway,which is not required. i. Depict dense landscaping in perimeter buffers along the west, south and east boundaries of the parking area in accord with the standards in UDC 11-3B-9C (trees aren't allowed within the water easement but shrubs should be allowed). 5. An alternative compliance application shall be submitted to UDC 11-313-8C.lb,which requires trees to be planted in perimeter buffers in parking lots, for the area encumbered by the water main easement(ESMT-2017-0058 Model Home Furnishings) along the western portion of the southern boundary of the site. 6. A vacation application shall be submitted to vacate the existing easement(ESMT-2007-0133 Smitchger Subdivision North)along the northern boundary of the site. 7. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common Page 22 115 corridors under exigent circumstances as set forth in UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 8. Floor plans shall be submitted for the residential units that depict a minimum 80 square feet of private,usable open space for each unit in accord with UDC 11-4-3-27B.3. 9. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted for the multi-family development and approved prior to submittal of application(s) for building permits. The plans submitted shall substantially comply with those approved with this application and with any required modifications noted herein. The design of structures shall comply with the design standards in the Architectural Standards Manual. Comments from other agencies can be found in the proiect file in the public record. IX. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G zoning districts (see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is consistent with the future land use map designation of MU-R and is allowed as a conditional use in UDC Table 11-2B-2 in the C-G zoning district. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other existing uses in this area and with the intended character of the area and that such use will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. The Commission finds that essential public services are available to this property and that the use should be adequately served by these facilities. Comments received from the West Ada School District reflect that student enrollment at area schools are under capacity and can accommodate this development. Page 23 116 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda: th Item #4: Meridian OZ (MCU-2024-0002) Continued from September 19 Hearing Application(s): Conditional Use Permit Size of property, existing zoning, and location: This site consists of 2.39 acres of land, zoned R-40, located at 1475 E. Franklin Road. History: The first MDA & CUP applications (H-2022-0073 Meridian OZ Apartments) for a 60-unit multi-family development at a density of 25 units/acre was denied by Council due to the density not aligning with that contemplated in the existing DA and the proposed sole access via Locust Grove presenting significant traffic safety concerns with the number of units proposed only using the one access. The previous CUP was approved for a 36-unit multi-family development at a density of 15 units/acre. Comprehensive Plan FLUM Designation: Mixed Use Community (MU-C) Summary of Request: The applicant is requesting a modification to the approved conditional use permit to redesign the site and change the bedroom count. The original CUP was approved with 36 units and all of them being 2-bedrooms. The applicant has decided to change the bedroom count to 18 1-bedroom and 18 2-bedroom units. Additionally, the site was redesigned to reduce the building count from 8 to 3 buildings. The original plan shows 8 garden style apartment buildings while the new plan is 3 climate-controlled apartment buildings. Access: Access is proposed via S. Locust Grove Rd.; no access is proposed or allowed via E. Franklin Rd. The existing curb cut on Franklin Rd. should be removed with development and curbing extended across the driveway. The applicant has provided a cross- access/ingress-egress easement and driveway with a pedestrian walkway to the property to the south and west for future interconnectivity in accord with UDC 11-3A-3A.2. Landscape Buffers: A 25-foot wide street buffer is required along E. Franklin and S. Locust Grove Roads, both arterial streets, landscaped per the standards in UDC 11-3B-7C. The DA requires a landscape setback of 35-feet to be provided beyond the required right-of-way of Franklin Rd.; the proposed plan depicts a 50’+/- landscape setback in accord with this provision. Common Open Space and Amenities: A total of 16,664 s.f. (or 0.383 acre) of common open space is proposed when only 9,000 s.f. (or .21 acre) is required. The redesign of the site has created more open space for residents and has made the project more integrated. Given that all units are between 832 sq. ft. and 1,073 sq. ft., the total required open space is 36 units × 250 sq. ft. = 9,000 sq. ft. (or 0.21 acres). For multi-family developments between 20 and 75 units, three (3) amenities shall be provided with at least one (1) from each category. The following amenities are proposed from each of the following categories: 1) Quality of Life – Outdoor clubhouse and enclosed bike storage; 2) Open Space – Picnic area; and 3) Recreation: pathway; 4) Multi-modal: Bike repair station. The proposed amenities meet the minimum standard. Parking: Based on (18) 2-bedroom units and (18) 1-bedroom units, a minimum of 67 off-street parking spaces are required, including four (4) spaces for guest parking, with 36 of those in a covered carport or garage. Accessible parking is required in accord with ADA standards. A total of 73 spaces are proposed, including 36 covered spaces, meeting the minimum requirement. Building Elevations: Schematic renderings were submitted for the proposed 3-story structures. Building materials are anticipated to consist of a mix of EIFS siding and mixed metals for accents with a neutral color scheme throughout. To provide variation in profile, Staff recommends the buildings incorporate modulation and pedestrian scale elements. The final design of all structures is required to comply with the design standards in the Architectural Standards Manual. The applicant has modified the elevations to better suit the surrounding buildings and the cities architectural standards. Written Testimony: Danielle Stehman, Applicant’s Representative Staff Recommendation: Approval with conditions. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number MCU- rd 2024-0002, as presented in the staff report for the hearing date of October 3, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number MCU- rd 2024-0002, as presented during the hearing on October 3, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number MCU-2024-0002 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Ziggi’s Coffee (H-2024-0035) Application(s): Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.497 acres of land, zoned C-N, located at 4801 S. Tavistock Avenue. Comprehensive Plan FLUM Designation: Mixed-Use Neighborhood Summary of Request: The applicant is requesting a conditional use permit for a drive-through establishment within 300 feet of a residential district. The drive-through restaurant will be approximately 825 square feet and one story in height. The subject site is among several commercially zoned properties surrounding the intersection of S. Tavistock Avenue and E. Amity Road. The proposed use of a restaurant with a drive-through aligns with the desired uses specified within the Mixed-Use Neighborhood designation in the Comprehensive Plan. In conjunction with the already approved daycare development directly to the southwest and the currently approved and under-construction commercial, the proposed use satisfies the general Mixed-Use Neighborhood future land use designation for this area. The proposed hours of operation are 6:00 am to 7:00 pm which complies with the requirements in the C-N zoning district. The site plan features a single access point via a private drive aisle located on the southern part of the site (backage road). This drive aisle connects to S. Tavistock Avenue (a local street) on the eastern side of the property. Vehicles will enter from the south, with options to either park in the lot west of the building or continue east to the 12-foot drive-through lane and pick-up window, exiting back onto the same drive aisle to the south. Staff has concerns with drive-through queuing extending onto the private main drive aisle during peak hours, which could conflict with other uses in the immediate area (daycare to the west). Staff recommends the applicant work with the neighboring property to the west to create shared access between the two properties or redesign the site to allow additional stacking. Additionally, there is the option to have the escape lane exit back onto the private drive aisle through the landscape buffer. This could add additional space on the site for queuing. Conceptual building elevations were submitted for the proposed restaurant. The proposed building design includes the following materials: EIFS, brick, standing seam metal panels, parapet metal wall caps, and glazing. Staff recommends the incorporation of more fenestration and glazing on the North façade as this is the primary façade that is visible from E. Amity Road. Written Testimony: \[name(s)\] - \[issue(s)\] Staff Recommendation: Staff recommends approval of the proposed conditional use permit with the conditions in Section IV per the Findings in Section V of the staff report Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- rd 2024-0035, as presented in the staff report for the hearing date of October 3, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- rd 0035, as presented during the hearing on October 3, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0035 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #6: Cedar Springs Animal Care Facility CUP (H-2024-0036) Application(s): Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.249 acres of land, zoned L-O, located at 4759 N. Summit Way. Comprehensive Plan FLUM Designation: Office Summary of Request: The applicant is requesting a conditional use permit to develop a 4,450 square foot animal care facility offering general practices such as examinations and small procedures. No overnight boarding is being proposed. The applicant states as the population of Meridian continues to grow, the need for additional pet care for residents is limited. Foothill Veterinary Clinic will be a neighborhood clinic with general business operating hours, never before 6 am or after 10 pm, to treat general pet health and small procedures, no boarding services will be available and pet outdoor access will be confined to a small fenced area under staff supervision as needed. Additional noise insulation and landscaping will be used on this building to ensure the Foothill Veterinary Clinic will be a valued addition to the surrounding community and neighbors. Conceptual building elevations were submitted for the proposed structure. Building materials consist of stucco, shingle roof, anodized aluminum storefront, stone veneer and accent paint. Final design is required to comply with the design standards in the Architectural Standards Manual and recorded development agreement. The Comprehensive Plan’s goal is to require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed conditional use permit with the conditions in Section IV per the Findings in Section V of the staff report Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- rd 2024-0036, as presented in the staff report for the hearing date of October 3, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- rd 0036, as presented during the hearing on October 3, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0036 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #7: Baratza Subdivision PP, AZ, RZ (H-2024-0016) Application(s): Annexation, Zoning and Preliminary Plat Size of property, existing zoning, and location: This site consists of 80.3 acres of land, currently zoned RUT in Ada County located at the corner of Black Cat Road & McMillan Road. Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: The applicant is requesting to annex the property into the city with 26.98 acres of land zoned R-8 and 53.32 acres of land zoned R-15 for their proposed preliminary plat consists of 377 lots (348 buildable lots and 1 common lot; 20 common open space lots and 1 right-of-way lot). All structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned as required. Per UDC 11-2A-7, R-15 is considered Medium High Density. Per the Meridian Comprehensive Plan, this designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high-quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Staff is recommending Staff recommends that the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15), Block 12 (lots 1-12), and Block 13 (lots 1-12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. The subdivision is proposed to develop in five (5) phases as shown on the phasing plan. The first phase will include all perimeter, arterial roadway frontages with multi-use pathways, the N Grand Lake Way collector, four (4) public street connections, and the primary common area amenity lot. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. Seven (7) common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three (3) units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of twenty (20) feet and does not exceed the maximum length of one hundred and fifty (150) feet. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five (5) foot wide landscaped buffer. The development is required to comply with the subdivision design & improvement standards in the UDC. There are six (6) block faces that exceed the maximum block face standard, the applicant is requesting a waiver from Council. Landscaping: A 25’ wide street buffer is required along Black Cat & McMillan roads and a 20’ wide buffer is required along internal collector streets, landscaped in accord with UDC standards. Staff recommends 10’ wide detached sidewalks are provided along all collector & arterial streets within and abutting the site for public safety. The Pathways Master Plan depicts a 10’ pathway along the internal collector streets and along the north side of the Calkins Lateral. The landscape plan reflects a buffer from N. Black Cat Road edge of pavement ranging in width from between seventy (70) feet from the south to ninety-seven (97) feet in width at the north. The Creason Lateral and the Lemp Lateral as well as a maintenance road are both located within this buffer. Along W. McMillian Road to the north, there is a buffer shown with a width of one hundred and one (101) feet from the edge of pavement. The Creason Lateral is also located in this buffer; there are landscape strips of at least twenty-five (25) feet in width between this lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per thirty-five (35) feet in width; the areas containing laterals are shown to be sod. Buffers of at least thirty (30) feet in width are provided along N. Grand Lakes Way (twenty (20) feet is required). Eight (8) foot wide landscaped parkways are provided along most of the internal local streets. All required buffers must comply with UDC 11-3B-7C. The applicant is proposing no mow grass within the landscape buffer along McMillan and Black Cat road. Staff is requiring the applicant to change this to regular sod as from past experience, once the area has been transferred to the homeowner’s association this area will be mowed as the perception will be it looks and feels unmaintained. Staffing is requiring the applicant to revise the landscape plan to incorporate the following:  Work with the Irrigation District to enter an agreement to provide some type of landscaping other than gravel in the common open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be add if negotiated within an agreement with the Irrigation District.  Remove the no mow grass and add regular turf along Black Cat Road and McMillan Road.  Add grass in the barrow ditch area along Black Cat Road. Tree Preservation: Per UDC 11-3B-10, the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. The applicant is states there are four (4) trees for removal and will replaced with thirty-one (31) trees equaling the same caliper as those removed. Qualified Open Space and Amenities: Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 12.05-acres) of qualified open space is required to be provided within the development. An open space exhibit was submitted as shown in Section VII.F, that depicts 23.76% (or 19.08-acres) of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of sixteen (16) amenity points are required to be provided. The amenities proposed are a barn style, open air gathering space with restrooms; open grassy play areas; natural play areas; picnic areas; open space commons shelter; playground; sports field; pedestrian and bicycle circulation; large pond water feature; and meandering pathways are planned within the centralized amenity area. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. The applicant needs work with the irrigation district and enter into a license agreement to provide some type of landscaping other than gravel in the open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be negotiated within the agreement if maintained by the homeowner’s association. Pathways: A 10-foot wide detached pathway is reflected along W. McMillian Rd. which is consistent with the alignment shown on the Pathways Master Plan. There is also a 10-foot wide detached pathway along one side of N. Grand Lakes Way (the internal collector) which connects to the W. McMillian Road pathway. Several micro-pathways are reflected providing pedestrian connectivity to internal portions of the development. Sidewalks: Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17 (except for a 10 ft. wide pathway along one side of N. Grand Lakes Way). There is also a 5 ft. wide detached sidewalk provided along N. Black Cat Road This 5-foot width is consistent with the width of the sidewalk along N. Black Cat Road provided by Quartet Northeast No. 2 to the south as well as the Daphne Square Subdivision to the north. Waterways: All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. Per the applicant’s narrative, the Lemp Canal adjacent to W. McMillan Road will be piped and an easement (what size easement) granted. All work on the Lemp Canal has been coordinated with the Settlers Irrigation District (how big is the easement). Required irrigation district easements will be granted within a common lot. Irrigation district easements exist for the Lemp Canal and the Creason Lateral adjacent to N. Black Cat Road. These easements exist within a common lot. Maintenance roads are indicated along both laterals. Coordination will be ongoing with the irrigation districts managing the waterways to meet their requirements. Roadway Network: W. McMillian Road along the property frontage is two (2) lanes with no curb, gutter or sidewalk. N. Black Cat Road is 2 lanes with a five (5) foot detached pathway on the western side (Oak Creek Subdivision). This development proposes five points of access. The primary access will be a collector street off W. McMillian Road (N. Grand Lakes Way) towards the northeast side of the property through the property and connecting into Quartet Northeast No. 2 at the southeast corner of the property. The other three accesses would be local streets - one is a western access to N. Black Cat Road which aligns to W. Quintale Street, an eastern access which connects to W. Viso Street from the Volterra Heights Subdivision, and an additional southern access which connects to N. Bartok Avenue, also in the Quartet Northeast No. 2. Per the ACHD staff report, due to high water table in this area, permeable pavers may be necessary internal to the site to accommodate high ground water. Permeable pavers are allowed, provided they are designed in accordance with ACHD policy and best management practices. Based on the proposed development, ACHD is requiring the applicant to do the following improvements to N. Black Cat Road and W. McMillan Road:  Dedicate fifty (50) feet of right-of-way (ROW) from the centerline of N. Black Cat Road abutting the site  Improve McMillan Road with seventeen (17) feet of pavement and a three (3) foot gravel shoulder, a twelve (12) foot wide gravel irrigation access road, as proposed and a ten (10) foot wide multi-use pathway abutting the site and tie into the existing improvements east of the site.  Construct a dedicated westbound left-turn lane on McMillan Road when Grand Lake Way is constructed to intersect with McMillan Road. Dedicate ROW as necessary to accommodate the left turn lane.  Improve Black Cat Road with seventeen (17) feet of pavement from centerline, a three (3) foot wide gravel shoulder and a five (5) foot wide concrete sideway, as proposed, located a minimum of forty-seven (47) feet from centerline abutting the site and tie into the existing improvements south of the site.  Other than specifically approved with this application, direct lot access is prohibited to McMillan Road, Black Cat Road and Grand Lake Way and should be noted on the final plat. The Master Street Map identified a new multi-lane roundabout at the intersection of N. Black Cat Road and W. McMillan Road that is offset to the north. The construction of this roundabout has been delayed until 2029. Jamestown Ranch Subdivision: Baratza, formerly known as Jamestown Ranch, requested to annex into the City and subdivide eighty (80) acres of land with R-8 zoning into 294 building lots and 25 common lots. The proposed development was denied by the City Council on April 19, 2022. Council stated the reason for denial was that the proposed annexation is not in the best interest of the City and would be detrimental to the community for the following reasons:  The proposed development would generate additional traffic on W. McMillan Road and N. Black Cat Road.  W. McMillan Road, from N. Black Cat Road to N. Ten Mile, will not be widened to three (3) lanes until 2031 at the earliest.  N. Black Cat Road, from W. Ustick Road to W. McMillian Road, will not be widened to five (5) lanes until 2031 at the earliest. ACHD Staff Report: Per the ACHD staff report, McMillan Road west of Ten Mile Road is anticipated to exceed ACHD’s acceptable Level of Service Planning Thresholds in the PM peak hour as a 3-lane roadway under 2025 total conditions but meets ACHD’s acceptable Level of Service Planning Thresholds in the shoulder hour under 2025 total conditions. Shoulder hour is defined by ACHD as one hour before and one hour after the peak hours during which traffic is rising toward or decreasing from peak, and congested conditions are infrequently occurring. McMillan Road, west of Ten Mile is facing a significant challenge in handling the traffic demand. The Master Street Map limits the road to three lanes, but the projected level of service (LOS) for the area is expected to degrade to an "F" due to the proposed and entitled developments. A LOS of "F" indicates heavy congestion, with traffic moving very slowly or stopping frequently. While mitigation measures are in place, they may not be sufficient to significantly improve traffic flow, as the road cannot be widened to accommodate the additional volume. A traffic impact study (TIS) was prepared by CR Engineering, Inc. in 2021. A new TIS was not required as the increase in the number lots for Baratza Subdivision was considered minimal. Staff is requiring the plat be revised to ensure adequate right-of-way (100 feet in total) for the future expansion of W. McMillan Road is preserved per the direction of the City Council. Direct lot access to N. Black Cat and McMillan Roads is prohibited. Building Elevations: Five (5) conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.J. The applicant states the housing products throughout the development are single-family detached units featuring a variety of regionally appropriate designs. Per the applicant, the project site’s unique history of agriculture is captured within the site design and building design. The homes are planned as one- and two-story, single-family detached homes. The homes will be designed in a traditional modern farm and ranch theme and will be constructed using a variety of high-quality materials. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing N. Black Cat Road, W. McMillan Road, N. Grand Lake Way, W. Quintale Street, N. Bartok Avenue, and W. Viso Street will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City’s Architectural Standards Manual. Gathering Barn: A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed gathering barn and pool area prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. Parking: Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. The proposal will be required to meet the standards for parking as set forth in UDC. School Enrollment/Capacity: The School District states the elementary and high school are over capacity. Pleasant View Elementary School has no room to put another portable or space to create another classroom within the existing building, the children in the area will need to be bused to another school that does not have the capacity. Written Testimony: The City received 11 written comments from the following individuals: Katey Roundy, Lisa Brittain, Shawn Freeman, Carma Wallace, Carrie Hovey, Cherri Starr, Danelle and Eric Williams, Nolan Halterman, Ritchie and Meagan Abromeit, Stephanie Mathis, Brittany and Dave Williams, Matt Calvert, Patti Phipps All opposing the proposed development for the following reasons:  insufficient roads  over crowed schools  in conflict with the goals of the comprehensive plan  request for higher density zoning Staff Recommendation: Staff recommends approval of the proposed conditional use permit with the conditions in Section IV per the Findings in Section V of the staff report Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- rd 2024-0016, as presented in the staff report for the hearing date of October 3, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- rd 0016, as presented during the hearing on October 3, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0016 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #8: The Gateway at 10 Mile (H-2024-0010) Application(s):  Conditional Use Permit  Preliminary Plat Size of property, existing zoning, and location: This site consists of 38.99 acres of land, zoned C-G and R-40, located at the NEC of W. Franklin Road N. Ten Mile Road. History: H-2020-0046 (DA Inst. #2021-082775 – Gateway at 10 Mile) Comprehensive Plan FLUM Designation: Mixed Use – Commercial (MU-COM) Summary of Request: Preliminary plat (PP) consisting of 31 buildable lots 3 common lots on 38.99+/- acres of land zoned C-G and R- 40 for The Gateway at Ten Mile; and a Conditional use permit (CUP) for a multi-family development containing a total of 390 residential dwelling units in the R-40 zoning district. The site is proposed to develop 17 commercial lots with uses that may include retail, restaurants, personal and professional services, and office uses as shown on the site plan. Additionally, the Applicant has provided plaza and seating areas in the commercial areas that will be easily accessible and approachable to residents and patrons. The multi-family complex consists of six four-story interior corridor-style buildings and five three-story townhome-style buildings, all featuring flat roofs and contemporary finishes (200 1- bedroom, 174 2-bedroom units, and 16 three-bedroom units). Staff finds the mix of income-producing uses proposed as well as the vertical and horizontal integration of such uses and residential densities interconnected by pedestrian walkways and amenities is generally consistent with the goals of the TMISAP for this area. The Applicant has not yet submitted a phasing plan. Staff recommends that the Applicant provide, or be prepared to discuss a phasing plan at the public hearing. Additionally, the development agreement requires the Applicant to connect to W. Fred Smith Street from the east. Staff recommends that the plat illustrates the connection from the east. Transportation: W. Franklin Rd. and N. Ten Mile Rd. are existing 5-lane arterial streets that run along the south and west boundaries of the site and are fully built out. Common Open Space: The multi-family portion of the site is 17.5 acres, requiring 1.75 acres (76, 052 square feet) of baseline open space according to the standard. The Applicant is proposing 10.52% of baseline open space, totaling 1.84 acres (80,157 square feet), exceeding the requirement. At a minimum, a total of 104,500 s.f. (or 2.40-acres) of outdoor common open space is required to be provided in the proposed development. A total of 113,424 square feet (or 2.60-acres) is proposed to be provided in excess of UDC standards. Overall, the proposed qualified open space complies with the standards in 11-4-3-27C. Amenities: To satisfy the specific use standards for the proposed 390 multi-family units the decision-making body may deem if the proposed amenities for the multi-family development is sufficient. According to the submitted plans and narrative, the applicant believes they have included four qualifying amenities, each from a different category. The proposed amenities consist of the following: Clubhouse Swimming pool Fitness center Pickleball court Three 5,000 square foot open space areas Dog park Bike repair station Enclosed storage All amenities are located within the central open space lot. The Applicant is proposing multiple amenities from the “Quality of Life” category, and missing an amenity from the “Open Space” category. The Applicant should add a picnic area that includes tables, benches, and a structure for shade in one of the open space grassy areas to meet the requirements of UDC Code 11-4-3-27.D for the site. Overall, the proposed amenities satisfy the required standards. Parking: Off-street vehicle parking is required for the proposed multi-family dwellings as set forth in UDC Table 11-3C-6. Based on (200) 1-bedroom units, 174 2- bedroom units, and 16 3-bedroom units, a minimum of 735 off-street spaces are required with 390 of those being in a covered carport or garage, and 39 spaces designated for guest parking. A total of 744 spaces are proposed, including 363 carports provided, 231 standards provided, and 150 garages provided. The proposed parking exceeds the minimum standards per the UDC code. Furthermore, the Applicant has provided seven storage buildings, totaling 82 storage garages, designated for either storage purposes or additional parking for tenants. Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with the standards listed in UDC 11-3C-5C. One bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof. Based on 744 spaces, a minimum of 30 spaces are required. The site plan states a total of 30 spaces are proposed for the multi-family portion of the development. Bike racks should be provided in central locations for each building as proposed and comply with the standards listed in UDC 11-3C-5C. According to the submitted plans, the Applicant is demonstrating compliance with this standard. Existing Structures/Site Improvements: There are no existing structures on this site. Curb, gutter, and a 7-foot wide attached sidewalk exist along N. Ten Mile Rd. Curb, gutter, and 7-foot wide attached and 5-foot detached sidewalk exist along W. Franklin Rd. Access: Access is proposed via three roads: W. Franklin Rd., a commercial arterial; N. Ten Mile Rd., a residential mobility arterial; and the future extension of N. Wayfinder Avenue, a towncenter collector street designated as N. Innovation Lane on the plat. However, the Applicant inaccurately labeled the collector street as S. Innovation Lane on the plat, whereas S. Innovation Lane is located farther west across Franklin Road and functions as a local street. South Wayfinder Avenue lines up directly to the development's south across Franklin Road. Staff recommends that the Applicant correct the name of the future collector street on the plat. Two (2) access driveways are proposed via W. Franklin Rd. – one (1) right-in/right-out only (Private Street A), 565-feet east of Ten Mile Rd. and one (1) full-access, east of Ten Mile Rd. (Wayfinder Avenue -future collector to be built). Upon dedication of the required right of way by third parties, the Applicant shall construct half plus twelve feet of the future collector street adjacent to the property’s southeast corner, as shown on the preliminary plat. The City supports the additional access to Franklin Road because the completion of the collector roadway is contingent upon the owners of the adjacent properties to the southeast. ACHD has approved the full access for the future collector to be built as a full access and the right-in/right-out only as proposed with Private Street A. Staff recommends depicting Private Street A as a drive aisle on the plat because it does not meet the private street standards outlined in UDC 11-3F-4. Two (2) access driveways are proposed via S. Ten Mile Rd. – two (2) full-accesses, 825-feet north of Franklin Rd. (Public Street B) and one (1) 1,330-feet north of Franklin Rd. (Public Street A). Where access to a local street is available, the Applicant shall reconfigure the site circulation plan to take access from the local street (Public Street C) in accordance with UDC 11-3A-3. Staff recommends removing the access for Public Street B on Ten Mile Road from the plat limiting the number of access points on a busy arterial street near an intersection per UDC 11-3A-3. The proposed commercial lots can take access from Public Street C. ACHD has approved a right-in/right-out for Street B upon approval of a Council Waiver. Based on ACHD’s traffic counts, with development of this property Franklin Rd. will still operate at an acceptable level of service (i.e. “E”) but Ten Mile Rd. will not ( “F”). An acceptable level of service is “E”. Pathways & Sidewalks: There are no multi-use pathways depicted on the Pathways Master Plan for this site. Walkways are proposed throughout the site for pedestrian access and interconnectivity. A 7-foot wide attached sidewalk exists along Franklin Rd. abutting the site within the influence area of the intersection transitioning to a 5-foot wide detached sidewalk for the remaining site frontage. A 10-foot wide pathway is preferred along Franklin Rd. and Ten Mile Rd. based on ACHD’s adopted Livable Streets Performance Measures but not required. Staff is not requiring the Applicant to replace the existing 7-foot wide attached sidewalks and 5-foot wide detached sidewalk that run along both arterials. The Applicant is proposing what appears to be 6-foot wide sidewalks along both sides of W. Fred Smith Street and Public Street C. Staff recommends that the Applicant construct 10-foot wide detached pathways along both sides of these streets in accordance with ACHD’s adopted Livable Street Performance Measures and UDC 11-3A-5. West Ada School District (WASD) recommends the addition of a micro-path from the plaza area between Street A and Street B to the sidewalk along Ten Mile Road. This location would be a prime location for a bus stop. Landscaping: Required street buffer widths are as follows: 25-feet along W. Franklin Rd., an arterial street; 25-feet along N. Ten Mile Rd., an arterial street; 20-feet along N. Wayfinder Avenue, a collector street; and . The street buffers along W. Franklin Rd., N. Ten Mile Road, and the portion along N. Wayfinder Ave. east of the driveway access nearest the intersection appear to meet the minimum width standard. Multiple common lots for the street buffers are depicted on the plat and they should be maintained by the property owner or business owners’ association in accord with UDC 11-3B-7C.2b. Fencing: A 6’ privacy fence is proposed on the north and west side of the multi-family development. Staff recommends that the Applicant submit a detail of the fencing at the time of CZC submittal. Waterways: The Ten Mile Creek bisects the southwest corner of this site and is proposed to be left open as an amenity for the development in accord with UDC 11-3A-6, which requires laterals to be piped unless improved as a water amenity or linear open space. Building Elevations: Conceptual building elevations were submitted for the various types of multi-family units proposed in this development. All of the structures consist of a complementary mix of materials, including stucco, brick veneer, horizontal exterior cement siding, metal parapet caping, glazing, and colors. The Applicant should work with the Police Dept. on a plan for emergency police access into each building entry point using a multi- technology keypad. An administrative Design Review application is required to be submitted for approval of the design of the multi-family structures and clubhouse prior to submittal of building permit application for those structures. An application for Certificate of Zoning Compliance is also required to be submitted along with the Design Review application. The design of the structures is required to be consistent with the design standards in the Architectural Standards Manual and the design guidelines in the TMISAP as noted in the Development Agreement (Inst. #2021-082775). Written Testimony: There are multiple letters of written testimony under the Public Comments Folder on Laserfiche. There are concerns that the approval of the multi-family portion of the project will lead to increased traffic and strain on the school system with the approval of the multi-family project. Staff Recommendation: Staff recommends approval of the proposed Preliminary Plat and Conditional Use Permit per the provisions outlined in the staff report and in accordance with the Findings. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0010, as presented in the staff report for the hearing date of October 3, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- 0010, as presented during the hearing on October 3, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0010 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #9: Rolling Hill (H-2023-0070) Application(s):  Annexation  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 5.89 acres of land, zoned R-1 in Ada County, generally located at 1560, 1520, 1480, 4270, Rolling Hill Drive. History: None Comprehensive Plan FLUM Designation: Mixed Use-Regional (MU-R) Summary of Request: Annexation of 6.90 acres of land from the R-1 zone in Ada County to the C-C (Community Business District district) zone to develop two (2) vertically integrated residential structures featuring 90 dwelling units and 20,134 square feet of commercial space; conditional use permit to develop one (1) multi-family building consisting of 64 dwelling units on 5.89 acres in the proposed C-C zone. NOTE: The CUP is only required the multi-family portion of this development. Vertically integrated residential projects are listed as principally permitted uses in the C-C zone. The site is currently surrounded by R1 and RUT residential county properties to the north, east, and west, with a few single-family residents remaining along Rolling Hill Drive & E. View Circle. Additionally, commercial space is located at the end of Rolling Hill Drive, including a Top Golf facility, commercial office, restaurants, and Eagle View Apartments comprising 396 units. To the south directly across Overland Road are Silverstone Apartments consisting of 312 residential units and Movado Village Apartments consisting of 50 residential units. Furthermore, the property on the northwest corner of Rolling Hill Drive and Overland (abutting this project) is an active commercial roofing company located in the C-G zoning district. The site is located near S. Eagle Rd. and E. Overland Rd., a major arterial intersection, and the Eagle Rd./I-84 interchange. The proposed commercial space is designed to offer the owner flexibility to divide the spaces as needed for future tenants, who will provide employment opportunities and services for residents with this development and the surrounding area. According to the Applicant’s narrative, future tenants proposed for the commercial spaces will include boutique retail shops, restaurants, coffee shops, and medical and business offices. Additionally, Pedestrian walkways are proposed for interconnectivity within the overall site area. A Mixed-Use Regional project should demonstrate a positive integration with the surrounding properties, offering a blend of residential, commercial, and recreational spaces that align with the overall regional development vision. The purpose of MU-R is to foster a sense of community and enhance the functionality of the area. However, a notable issue with the proposed development is the creation of a county enclave that lacks seamless integration with the project. Additionally, the disconnect with the property to the east presents several concerns. The development, as currently designed, seems to create a physical or functional boundary that isolates the eastern property, rather than encouraging a continuous flow between the properties including the surrounding area. The proposed pathways do not link the mixed-use project with nearby parks, schools, shopping areas, or other neighborhood amenities, except for the potential future commercial tenants in the proposed vertically integrated buildings. A mixed-use project should integrate seamlessly with the surrounding area to enhance connectivity, foster community, and improve the local environment. However, the proposed development isolates itself from the surrounding area and fails to provide integration or connectivity with its surroundings. Furthermore, with approximately 760 multi-family units already within the vicinity, Commission and Council should evaluate whether the City necessitates additional multi-family housing in this area. Existing Structures/Site Improvements: There are four (4) existing structures on this site (5 parcels total); the four (4) homes and accessory structures should be removed prior to development occurring on the property. Additionally, the buildings currently reside on property lines. Staff recommends that the Applicant modify the property boundaries by submitting a Property Boundary Adjustment (PBA) application to the Planning Division, to be processed concurrently with the future CZC application. Site Design: Residential buildings shall provide a minimum setback of ten (10) feet unless a greater setback is otherwise required by this title and/or Title 10 of this Code. Building setbacks shall take into account windows, entrances, porches and patios, and how they impact adjacent properties. The Applicant has not provided setback measurements from the that the buildings may meet the setback in some areas. The Applicant should include the setback with the plans submitted with the CZC application. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. The floor plans submitted with this application depict patios and balconies; however, the plans do not include measurements for the square footage of the patio/balconies. The site plan indicates that a minimum of 50 sf of patio or /balcony space is provided for each dwelling unit. While the proposed 50 sf meets +the requirements for Buildings C & B (as part of the vertically integrated residential project), it does not meet the requirement for the multi-family Building A, which requires 80 sf of private open space. The Applicant may also request Alternative Compliance to allow the 50-square-foot patios, ensuring a consistent design throughout the development, as outlined in Section 11-5B-5 of the UDC. Staff recommends that the Applicant include the patio and balcony square footage measurements on the floor plans with the future CZC submittal or apply for Alternative Compliance as outlined in UDC 11-5B-5. Common Open Space: Open Space requirements differ for vertically integrated residential projects and multi-family residential projects. Because the Applicant is requesting annexation for the subject site, Staff is evaluating the project as a whole and calculating the open space based on the multi-family requirements in the UDC. The site consists of 5.89 acres, requiring 0.589 acres (25,657 square feet) of baseline open space according to the standard. The Applicant is proposing 10 % of the baseline open space that meets this requirement. Common Outdoor Open Space: At a minimum, a total of 64,157 s. (or 1.47-acres) of outdoor common open space is required to be provided in the proposed development. A total of approximately 63,000 square feet (or 1.45-acres) is proposed to be provided less than UDC standards. As mentioned above, the Applicant included open space adjacent to the parking and landscape islands within the parking lot, which are not usable for residents. Staff supports the slight decrease in the outdoor common open space provided since the vertically integrated residential project is not required to meet this requirement for 90 of the 154 residential units. Furthermore, the Applicant has submitted a plan that illustrates how the out-parcel in the center of this development could potentially be developed in the future. The site plan includes an additional 16 1-bedroom units and 16 2-bedroom units, which would require approximately an additional 9,157 square feet of outdoor common open space. A large green space is proposed to the north that appears to meet the overall requirement for future development. Overall, Staff finds that the proposed qualified open space complies with the standards in 11-4-3-27C. Enhanced landscaping: A 35-feet landscape buffer is required along E. Overland Road, as it is designated as an entry corridor. The Applicant counts 50% of the landscape buffer along E. Overland Road (arterial roadway) towards the baseline open space requirement. The proposed landscape buffer features a dry stream bed design with boulders and shrubs north of the 10-foot wide detached pathway, with trees located on the south side adjacent to E. Overland Road. Staff finds that the proposed denser plantings meet the enhanced landscaping as outlined in UDC 11- 3B-7. Staff recommends that the Applicant specify the type of lawn and dry creek rock in the plant schedule on the landscape plan. Multi-use pathways: Goals 4.04.01A and Goal 4.04.02 of the Comprehensive Plan emphasize the importance of ensuring that new development and subdivisions connect to the surrounding pathway system and link pathways to important pedestrian generators, environment features, historic landmarks, public facilities, Town Centers, and business districts. The Applicant proposes a pathway along Five Mile Creek on the northern portion of the site, with trees and shrubs lining both sides. As noted above, the pathway should be widened to 10-feet in width as required by the Meridian Master Pathways Plan. Additionally, a 10-foot wide pathway is proposed along E. Overland Road, providing access to key areas within the development. However, there will be a gap along Overland Road in front of the outparcel at the center of this development, which is not ideal. Although the pathways are designed for walking, jogging, cycling, or other forms of active transportation, the pathway along Five Mile Creek does not extend beyond this site. Despite these limitations, Staff finds that the Applicant meets the intent of this requirement. Enhanced amenities with social interaction characteristics: The Applicant has designed the buffer zones to complement the existing neighborhood and adjacent properties as much as possible. The proposed landscaping and amenities aim to create a smooth transition between different land uses, considering factors like views, access points, and neighborhood connectivity. As mentioned above, Staff acknowledges that this is a challenging project, given the undeveloped surrounding properties, including the out-parcel at the center of this site and the future collector roadway. Commission and Council should rely on all relevant information when determining if this is the right timing for this project. Enhanced context with the surroundings: The Applicant has designed the buffer zones to complement the existing neighborhood and adjacent properties as much as possible. The proposed landscaping and amenities aim to create a smooth transition between different land uses, considering factors like views, access points, and neighborhood connectivity. As mentioned above, Staff acknowledges that this is a challenging project, given the undeveloped surrounding properties, including the out-parcel at the center of this site and the future collector roadway. Commission and Council should rely on all relevant information when determining if this is the right timing for this project. Amenities: Staff is evaluating the project as a whole and calculating the site amenities based on the multi-family requirements in the UDC. To satisfy the specific use standards for the proposed 154 multi-family units the decision-making body may deem if the proposed amenities for the multi-family development are sufficient. According to the submitted plans and narrative, the applicant believes they have included four qualifying amenities, each from a different category. The proposed amenities consist of the following: Swimming pool Fitness center 10-foot wide pathway that runs along the Ten Mile Creek Bike repair station All amenities are located within the central open space lot adjacent to Buildings A and C. Staff recommends that the Applicant add a picnic area that includes tables, benches, and a structure for shade in the open space grassy area by the pool to enhance recreational options for the residents. Overall, the proposed amenities satisfy the required standards. Landscape buffers along streets: Required street buffer widths are as follows: 35- foot along E. Overland Road (arterial roadway), 20-foot along S. Rolling Hill Drive (local street), 20-foot along E. View Circle (future collector – north), and 20-foot along N. Movado Way (future collector -east). The Applicant is depicting a 5-foot wide landscape buffer on the east side adjacent to the parking and illustrating an approximate 44-foot wide buffer with the new collector street on the property to the east. A calculations table is included on the landscape plan submitted with this application demonstrating compliance with the requirements outlined in UDC 11-3B- 7. Design Standards Analysis: The proposed multi-family and vertically integrated residential project incorporates a thoughtfully designed network of internal walkways, pathways, and drive aisles that enhance mobility and connectivity within the development. The site layout prioritizes pedestrian access, with pathways that link key areas within the development, including residential units, commercial spaces, and community amenities. The proposed pathway along E. Overland extends outward to connect with existing sidewalks between neighborhoods and the commercial development to the east. However, Staff finds that if the surrounding properties were developed, it would create a more seamless transition with defined pedestrian routes, further ensuring safety, and accessibility, and promoting a walkable, interconnected community environment. The site layout includes well-placed access points and drive aisles that facilitate smooth vehicular movement, reducing congestion and providing clear entry and exit routes. Parking areas are strategically placed to minimize visual impact, incorporating landscape buffers, trees, and planters that maintain an attractive street presence. Additionally, the Applicant has extended the drive aisles and pedestrian connections for cross-access to the out-parcel within the center of this development. Staff would like to see the drive aisles stubbed to this parcel line-up directly across from each other for easier vehicle maneuvering. Furthermore, Staff recommends that the Applicant revise the landscape plan to include cross-access to the outparcel to match the site plan. Parking: Based on (24) 2-bedroom units and (40) 1-bedroom units for the multi-family portion of the development, a minimum of 114 parking spaces are required, including six (6) spaces for guest parking, with 64 of those in a covered carport or garage. Accessible parking is required in accord with ADA standards. Based on (36) 2-bedroom units and (54) 1-bedroom units for the vertically integrated residential project portion of the development, a minimum of 108 parking spaces are required. Accessible parking is required in accord with ADA standards. A total of 281 spaces are proposed, including 125 covered spaces, exceeding the minimum requirement (222 required). However, the Applicant is proposing eleven (11) compact stalls on the west side of the out-parcel. Staff recommends that the Applicant shift Building C and the associated parking 2 -feet to the west, as there is sufficient space within the 20-foot buffer required adjacent to Rolling Hill Drive. Bicycle parking analysis: Based on 281 vehicle parking spaces, a minimum of eleven (11) bicycle parking spaces should be provided in accord with the standards listed in UDC 11-3C-5C (30 bicycle space are provided). Five (5) bicycle racks capable of holding a minimum of six (6) bicycles, are provided throughout the development for residents and guests in accord with the standards listed in UDC 11-3C-5C. Fencing: The Applicant is not proposing fencing for this project. However, Staff recommends that 6-foot non- scalable wrought iron fence be erected as a safety barrier in compliance with the International Swimming Pool and Spa Code, and provide a detail of the fencing on the plans submitted with the future CZC application. Access: One full-access driveway is proposed via S. Rolling Hill Drive (local street) off E. Overland Road (arterial roadway). According to ACHD’s Staff Report, the Applicant should construct Rolling Hill Drive as ½ of a 36-foot wide local roadway with curb, gutter, and 5- foot wide concrete sidewalk abutting the site. One full-access driveway is proposed on E. View Circle (collector roadway). According to ACHD’s Staff Report, the Applicant should construct View Circle as ½ of a 36-foot wide residential collector roadway with curb, gutter, and a 10-foot wide pathway as required by the Meridian Pathway Master Plan. One full-access driveway is proposed via the future collector Street (Movado Way). According to ACHD’s Staff Report, the Applicant should dedicate right-of way abutting the site’s northeast property line to accommodate the future construction of a planned collector roadway. Given that both the subject property and the adjacent out-parcel at the center of this development are designated MU-R (Mixed Use- Regional) on the Future Land Use Map (FLUM), and there is no existing local street access, the Applicant, at the request of Staff, has proposed a cross-access/ingress-egress easement and driveways, including a pedestrian walkway, to facilitate future interconnectivity with this property in accordance with UDC 11- 3A-3A.2. ACHD and Staff both request that the Applicant coordinate with the owner of the out-parcel surrounded by this site to close the existing driveways on Overland and provide access to the neighboring parcel internally through the site. If the driveways cannot be wholly closed, the Applicant should close the portions of the shared-access driveways that abut the site on Overland Road with an 8-foot wide planters’ strip and a 10-foot wide multi- use pathway. Sidewalks: All sidewalks around buildings and serving public streets shall be a minimum of five (5) feet in width. All internal sidewalks within the development appear to meet this requirement; however, the Applicant has not included the dimensions of the sidewalks on the site plan submitted. Staff recommends that the Applicant include the dimensions of the sidewalks on the plans submitted with the future CZC Application. There are existing 7-foot sidewalks abutting the site along Overland Road. The Applicant is proposing to construct an 8-foot wide planter strip with a 10-foot wide multi-use pathway abutting the site on Overland Road consistent with the City’s Comprehensive Plan and Ada County Highway Districts Master Street Map and Roadways to Bikeways Master Plan. Waterways: The Five Mile Creek runs along the northwest boundary of the site and is proposed to be preserved as a natural amenity in accordance with UDC 11-3A-6. The Applicant prioritizes the preservation of the existing creek by incorporating the creek into the site design as a natural amenity. The Applicant is proposing to protect and enhance Five Mile Creek by adding planters with trees and shrubs, on both sides of the creek. Additionally, the multi-use pathway is proposed to run parallel to the Creek along with a bridge for the drive aisle across that will connect to E. View Circle Drive, the Applicant should coordinate with Nampa Meridian Irrigation District (NMID) to ensure that the development adheres to best practices for waterway protection. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed Preliminary Plat and Conditional Use Permit per the provisions outlined in the staff report and in accordance with the Findings. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2023-0070, as presented in the staff report for the hearing date of October 3, 2024, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023- 0070, as presented during the hearing on October 3, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0070 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) h2 Planning & Zoning October 3, 2024Commission Meeting Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 Aerial MapFuture Land Use MapZoning Map ZoningAerialFLUM ZoningAerialFLUM ZoningAerialFLUM Black Cat RoadMcMillan Road 2024 Traffic Counts2021 Traffic Counts will not be widened to five (5) lanes until 2031 at the earliest. Road to W. McMillian Road, UstickN. Black Cat Road, from W. not be widened to three (3) lanes until 2031 at the earliest.W. McMillan Road, from N. Black Cat Road to N. Ten Mile, will on W. McMillan Road and N. Black Cat Road.The proposed development would generate additional traffic detrimental to the community for the following reasons:annexation is not in the best interest of the City and would be Council stated the reason for denial was that the proposed 19, 2022. proposed development was denied by the City Council on April 8 zoning into 294 building lots and 25 common lots. The -Rannex into the City and subdivide eighty (80) acres of land with , formerly known as Jamestown Ranch, requested to Baratza TraditionalFarmhouseFarmhouseNext Generation FarmhouseFarmhouse 1,904Owyhee High School996Star Middle School735Pleasant View ElementaryNumber of Students Enrolled1,800Owyhee High School1,000Star Middle School625Pleasant View ElementaryCapacity of SchoolsWest AdaSchool District to another school that does not have the capacityexisting building, the children in the area will need to be bused portable or space to create another classroom within the Pleasant View Elementary School has no room to put another over capacity. The School District states the elementary and high school are ZoningAerialFLUM Preliminary PlatLandscape Plan .17A-3A-with UDC 11foot wide detached sidewalk along S. Ten Mile Rd. in accord -Depict a minimum 5Strike Condition Landscape Plan 3.(c.)Council. City otherwise waived by unless 3, -3A-arterial street near the intersection per UDC 11Remove Public Street B from the plat limiting the number of access points on a busy Amend Condition Preliminary Plat 2.(h.) ZoningAerialFLUM w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from September 19, 2024 for Meridian CZ (MCU- 2024-0002) by Pivot North Design, located at 1475 E. Franklin Rd. Application Materials: https://bit.ly/MCU-2024-0002 A. Request: Conditional Use Permit Modification for a multi-family development consisting of 36 residential units on 2.39 acres of land in the R-40 zoning district. 117 PUBLIC HEARING SIGN IN SHEET DATE : October 3 , 2024 ITEM # ON AGENDA : 4 PROJECT NAME : Meridian OZ ( MCU - 2024- 0002 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 7o2 � n1 � ScouAt 1� � � 7 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 9/19/2024 Legend DATE: Project Location m _ TO: Planning&Zoning Commission Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Danielle Stehman SUBJECT: MCU-2024-0002 - --r Meridian Oz F LOCATION: 1475 E. Franklin Rd., in the NE 1/4 of Section 18,T.3N., R.I E. (Parcel #S1118110051) I. PROJECT OVERVIEW A. Summary Modification to the existing Conditional Use Permit(MCU)to amend bedroom counts,building elevations, and site design for a multi-family development consisting of 36 dwelling units on 2.39 acres of land in the R-40 zoning district. B. Recommendation Staff. Approval with conditions C. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview 118 IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Multi-family development - Existing/Proposed Zoning R-40 0 VII.A.2 Future Land Use Designation Mixed Use—Community(MU-C) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,May 7,2024 Neighborhood Meeting 5/30/2024 Site posting date 9/6/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action Required No - • Access Access is proposed via S.Locust Grove Rd.,an arterial - street,at the eastern boundary of the site;no access is proposed via E.Franklin Rd.,an arterial street,at the northern boundary of the site. • Traffic Level of Service Franklin Rd.&Locust Grove Rd.—Better than"E" - (acceptable level of service is"E") ITD Comments Received No Meridian Fire Response Time: Less than 5 minutes Meridian Police Distance to Station: 0.6 mile;Response Time: 2:58 minutes - Meridian Public Works Wastewater Distance to Mainline: Available at site;Impacts or IV.B Concerns:No Meridian Public Works Water Distance to Mainline: Available at site;Impacts or IV.B Concerns:No See City/Agency Comments and Conditions Section for all department/agency comments received or see public record. (https://weblink.meridiancity.org/WebLink/DocView.aspx?id=311186&dbid=0&repo=MeridianCity&cr= 1) City of Meridian I Department Report II. Community Metrics 119 1 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The applicant is requesting a modification to an approved conditional use permit to redesign the site, elevations, and modify the bedroom count. The original CUP was approved with 36 units and all of them being 2-bedrooms. The applicant has decided to change the bedroom count to 18 1-bedroom and 18 2-bedroom units.Additionally,the site was redesigned to reduce the building count from 8 to 3 buildings. The original plan shows 8 garden style apartment buildings while the new plan is 3 climate-controlled apartment buildings. The proposed use and density of the development is consistent with the Mixed-Use Community (MU-C)FLUM designation. Table 4: Proiect Overview Description Details History AZ-99-005 (Development Agreement(Inst.499121334;Ord. 848— Cobblestone Village);CUP-99-005 Cobblestone Village(expired);ROS #13695(not approved by the City);H-2022-0073(Meridian OZ Apartments MDA&CUP—denied);H-2023-0048(Meridian OZ Apartments CUP—Approved) Phasing Plan 1 Phase Residential Units 36 multi-family units Open Space 0.34 acre(or 14,837 s.£) Amenities Covered picnic area,children's play structure,pedestrian walkway,dog park with waste station,enclosed bicycle storage,community garden and exercise facilities. Physical Features The Cook Lateral runs along S.Locust Grove Rd. on this site. Acreage 2.39 acres Lots N/A Density 15 unites/acre(gross) B. History and Process The first MDA&CUP application(H-2022-0073 Meridian OZ Apartments) for a 60-unit multi- family development,with a density of 25 units per acre,was denied by City Council. The denial was based on the density not aligning with the existing DA and the proposed sole access via Locust Grove presenting significant traffic safety concerns with the number of units proposed only using the one access. The Council stated actions to gain approval could include reducing the number of units to be more consistent with that contemplated in the existing DA and better ingress/egress for the site. The previous CUP was approved for a 36-unit multi-family development at a density of 15 units/acre. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The previous CUP was approved for a multi-family development consisting of 36 dwelling units in eight(8)3-story structures on 2.39 acres of land in the R-40 zoning district. All of the units were proposed to have 2 bedrooms each. The gross density for the development is 15 units/acre consistent with that approved in the existing development agreement and with the guidelines in the Comprehensive Plan for MU-C designated areas. The proposed use is consistent with the previous approval;however,they have shifted to have 3 climate-controlled apartment buildings consisting of 12 units each. Staff has some concerns City of Meridian I Department Report III. Staff Analysis 120 about the orientation of the building entrances as they are not visible from the drive aisle. This can cause safety issues and make it difficult for emergency services to monitor the area. Staff recommends Buildings 1 and 2 are reoriented to provide better visibility of the entrances or pedestrian lighting is provided to add additional visibility. Staff has reviewed these provisions and included comments below and conditions of approval in Section IX. 2. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-40 zoning district. The proposed development appears to comply with the dimensional standards of the district. 3. Specific Use Standards (UDC 11-4-3): i. Residential buildings shall provide a minimum setback of ten feet(10)unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches, and patios, and how they impact adjacent properties. The proposed buildings shown on the site plan shall comply with this standard. However, in discussion with our building department, 10 feet of separation is required between carports and the building. Building#3 appears to be 5 feet from the carport on the south side of the building which requires this building to be shifted to the north five additional feet to meet building code requirements. The changes should be reflected on the site plan submitted with the certificate of zoning compliance application. ii. All on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts a trash enclosure within the perimeter buffer at the Southeast corner of the site and another trash enclosure at the Northeast portion of the site. Neither of which are visible from the public street due to landscaping screening the enclosures. iii. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryways and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standards would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The Applicant states each patio will be roughly 80 square feet. Floor plans should be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with this standard. iv. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. v. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The Applicant shall comply with this requirement. vi. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. City of Meridian I Department Report III. Staff Analysis 121 D. Design Standards Analysis 1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): Goals 2.02.00 and 2.02.01B of the Comprehensive Plan focus on creating safe, attractive, and well-maintained neighborhoods with ample open space, diverse amenities, and alignment with community needs and values. For multi-family developments,there are specific open space and amenity requirements to support these goals. Open Space Requirements: 1. Baseline Requirement: For multi-family developments of five acres or more,the total baseline common open space must equal or exceed 10%of the gross land area. Since the proposed site is 2.39 acres,this baseline requirement does not apply. 2. Additional Open Space Standards (UDC 11-4-3-27C.5): o Units<500 sq. ft.: 150 sq. ft.per unit(not applicable here). o Units>500 sq. ft. and< 1,200 sq. ft.: 250 sq. ft.per unit. All 36 units fall within this range. o Units> 1,200 sq. ft.: 350 sq. ft.per unit(not applicable here). Given that all units are between 832 sq. ft. and 1,073 sq. ft.,the total required open space is 36 units X 250 sq. ft. =9,000 sq. ft. (or 0.21 acres). 3. Common Grassy Area: Multi-family projects with over 20 units must provide at least one common grassy area of 5,000 sq. ft. to accommodate general activities for all ages. This requirement scales with the number of units. For 36 units, a proportionate area is 9,000 sq. ft. (based on 250 sq. ft.per unit). The proposed site includes a total of 16,664 sq. ft. (or 0.383 acres)of common open space. However, a portion of the open space is adjacent to Franklin Road which requires Commissions approval in order to count towards open space. Staff is recommending a berm or barrier of at least 4 feet in height proposed along E. Franklin Road to help with this. While some areas do not meet the qualified open space standards,the central open space exceeds 5,000 sq. ft., and the total proposed open space meets the minimum requirements. Amenity Requirements(UDC 11-4-3-27D): For multi-family developments with 20 to 75 units,three amenities must be provided,with at least one from each of the following categories: 1. Quality of Life: Outdoor clubhouse and enclosed bike storage. 2. Open Space: Picnic area. 3. Recreation: Pathway. 4. Multi-modal: Bike repair station. The proposed amenities meet the minimum standards,ensuring that the development supports the quality of life, open space, and recreational needs of its residents. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along E. Franklin and S. Locust Grove Roads, both arterial streets, landscaped per the standards in UDC 11-3B-7C. The DA requires a City of Meridian I Department Report III. Staff Analysis 122 landscape setback of 35-feet to be provided beyond the required right-of-way of Franklin Rd.;the proposed plan depicts a 50'+1-landscape setback in accord with this provision. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed landscape plan does not meet the minimum requirements. The landscape plan should be revised to include a tree in every planter island, if this is not feasible due to utility easements, alternative compliance shall be applied for with the certificate of zoning compliance submittal. iii. Landscape buffers to adjoining uses The perimeter buffers along the west and south boundaries are required to be landscaped per the standards listed in UDC 11-313-8C.1 for parking lots. A minimum of one(1) Class II or III tree is required every 35 linear feet along with shrubs and vegetative groundcover. The landscape plan should be revised to include trees and calculations that demonstrate compliance with the standard on the Southern property boundary. iv. Tree preservation Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-3B-1OC.5.Include mitigation information on the landscape plan that demonstrates compliance with these standards. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. vi. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-313-12C; The proposed landscape plan does not meet all of these requirements. A tree is required on either side of the pathway every 100 linear feet. This is not being met for a portion of the pathway on the east portion of the site.A revised landscape plan shall be submitted with the certificate ofzoning compliance. 3. Parking (UDC 11-3Q: i. Residential parking analysis The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. Based on(18)2-bedroom units and(18) 1-bedroom units,a minimum of 67 off-street parking spaces are required, including four(4) spaces for guest parking,with 36 of those in a covered carport or garage.Accessible parking is required in accord with ADA standards. A total of 73 spaces are proposed,including 36 covered spaces,meeting the minimum requirement. Any parking abutting a sidewalk or landscaped area shall either be widened to 7-feet where 5-feet is currently depicted and the length of the stalls reduced to 17-feet if wheel stops are not desired in parking spaces; otherwise wheel stops shall be provided to prevent vehicle overhang.Wheel stops should be added in all of the carport parking spaces to prevent vehicle overhang onto the adjacent walkway. ii. Bicycle parking analysis City of Meridian I Department Report III. Staff Analysis 123 Based on 73 vehicle parking spaces, a minimum of three(3)bicycle parking spaces should be provided in accord with the standards listed in UDC 11-3C-5C. Bicycle storage is proposed at the pavilion as depicted on the site plan. A bicycle rack capable of holding a minimum of three(3)bicycles, is provided in the central common area for guests in accord with the standards listed in UDC 11-3C-5C. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goals 5.01.02D and 5.01.02A of the Comprehensive Plan emphasize the importance of building design and landscaping in buffering, screening,beautifying, and integrating commercial,multifamily, and parking areas with existing neighborhoods. The schematic renderings for the proposed 3-story structures, detailed in Section V.G,reveal a design utilizing a mix of EIFS siding and metal accents in a neutral color scheme. To ensure the buildings meet these goals, Staff recommends incorporating modulation and pedestrian-scale elements to enhance the visual interest and integration of the structures. The final design of all buildings must comply with the standards outlined in the Architectural Standards Manual. The applicant has revised the elevations to better align with the surrounding buildings and the city's architectural standards,reflecting a commitment to meeting the design and aesthetic requirements. 5. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. A chain-link fence with wire strands along the top exists around the ACHD storm drainage pond to the northeast of this site. The applicant shall work with ACHD to modify this fencing and potentially move it closer to the drainage on the neighboring property. The landscape plan correctly depicts this on the eastern boundary of the site. A 6-foot tall closed vision vinyl fence is shall be included along the southern boundary of the site adjacent to the existing residence in accord with the development agreement. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan emphasize reducing the number of access points onto arterial streets through methods such as cross-access agreements,access management, and frontage or backage roads. These goals also stress the importance of enhancing local and collector street connectivity and incorporating pedestrian access connectors to link subdivisions and promote neighborhood connectivity within the community pathway system. For the proposed development, access is planned via S. Locust Grove Rd.,with no access allowed from E. Franklin Rd. The existing curb cut on Franklin Rd. must be removed, and curbing extended across the former driveway as part of the development. The Police Department has recommended that access via Locust Grove be restricted to right- in/right-out only for safety reasons. Although the ACHD report does not currently include such a restriction, if the Commission concurs with the Police Department's recommendation, a provision should be incorporated to enforce this restriction.Additionally,the Police Department has suggested implementing traffic calming measures within the north/south drive aisle to enhance tenant and pedestrian safety. Staff has included a condition of approval to address this recommendation. Given that both the subject property and the adjacent property to the south are designated MU-C (Mixed Use-Commercial)on the Future Land Use Map (FLUM) and there is no existing local street access,the applicant has proposed a cross-access/ingress-egress easement City of Meridian I Department Report III. Staff Analysis 124 and driveway, including a pedestrian walkway,to facilitate future interconnectivity with the property to the south, in accordance with UDC 11-3A-3A.2. Staff recommends this cross- access is moved to align with the parking curb cuts closest to Locust Grove. Additionally,the applicant proposes a cross-access/ingress-egress easement and driveway to the property at 50 S. Adkins Way for future connectivity. The site and landscape plans should be revised to reflect this provision. It is important to note that there is a strip of land between this property and 50 S.Adkins Way owned by the Stonebridge Business Owner's Association, so future access will require obtaining consent from that owner. 2. Multiuse Pathways (UDC 11-3A-5): There are no multi-use pathways designated on the Pathways Master Plan for this site. 3. Pathways (Comp Plan, UDC 11-3A-8): There are no multi-use pathways designated on the Pathways Master Plan for this site.An internal 6-foot wide pedestrian walkway is proposed along the east perimeter boundary of the development adjacent to the existing ACHD storm drainage pond at the corner of Franklin and Locust Grove Roads which could be reduced to 5-feet in width. Landscaping should be provided along the internal pathway in accord with the standards listed in UDC 11-3B-12C; the landscape plan should be revised accordingly. 4. Sidewalks (UDC 11-3A-17): There are existing attached sidewalks along E. Franklin Rd. and S. Locust Grove Rd. Typically,detached sidewalks are required along arterial streets;however,because these sidewalks are still in good condition, Staff does not recommend they are removed and reconstructed as detached sidewalks at this time. F. Services Analysis 1. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. 3. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development of the subdivision. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall generally comply with the provisions in the existing development agreement(AZ-99-005,H-2022-0073,H-2023-0048, and DA Inst. #99121334)and the site plan,landscape plan,open space, site amenities, and elevations submitted with this application and with the conditions listed below. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27. City of Meridian I Department Report IV. City/Agency Comments & Conditions 125 3. Floor plans shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with the private open space standard of 80 square feet for each unit as set forth in UDC 11-4-3-27B.3. 4. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures,parking, common areas,and other development features as set forth in UDC 11-4-3-27F.A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. 5. Provide a recycling receptacle in the trash enclosure. 6. All structures shall comply with the design standards listed in the Architectural Standards Manual. 7. The existing curb cut via Franklin Rd. shall be removed and curbing extended across the driveway. 8. Outdoor lighting shall comply with the standards listed in UDC 11-3A-I IC. The height of a free-standing light fixture on private property shall not exceed 6 feet; streetlamps are exempt from this height restriction. A photometric report shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with these standards in accord with the development agreement to ensure the adjacent residential property and the traveling public aren't impacted by glare. 9. Signage is limited to one(1)low-profile monument type sign near the entry of the development on Locust Grove Road as set forth in the development agreement. 10. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. 11. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 12. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised,as follows: a.All transformer and utility vaults and other service areas shall be located in an area not visible from a public street,or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. b. Depict a berm or constructed barrier at least four(4)feet in height along E. Franklin Rd.with a break in the berm or barrier to allow for pedestrian access as set forth in UDC 11-4-3-27C.8. c. Internal common open space areas shall be landscaped in accord with the standards listed in UDC 11-3G-513 and include a variety of trees, shrubs, lawn or other vegetative ground cover. d. Depict landscaping within the 5-feet on both sides of the internal pathway in accord with the standards listed in UDC 11-313-12C. Include calculations to demonstrate compliance in the Landscape Requirements table. e.Verify if fencing exists along the west boundary of this site or along the west boundary of the adjacent 20-foot wide property to the west—correctly depict the location on the plan. f. Depict trees and shrubs along with vegetative groundcover within the perimeter buffers adjacent to parking or other vehicular use areas along the west and south boundaries of City of Meridian I Department Report IV. City/Agency Comments & Conditions 126 the site in accordance with the standards listed in UDC 11-3B-8C.1. Include calculations to demonstrate compliance in the Landscape Requirements table. g. Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-313-10C.5. Include mitigation information on the landscape plan that demonstrates compliance with these standards. h. Move the proposed cross access on the south portion of the site closer to Locust Grove to align with the parking area to the east of Building 1. Record a cross-access/ingress- egress easement with a pedestrian walkway to the property to the south for future interconnectivity in accordance with UDC 11-3A-3A.2. A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. i. Record a cross-access/ingress-egress easement to the property to the west at 50 S. Adkins Way for interconnectivity.A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. j. Depict new wrought iron fencing to replace the existing chain link fencing around the ACHD storm drainage facility if determined acceptable by ACHD; move fencing in closer to the actual drainage area if agreed upon by ACHD. k. Depict a bus stop along Locust Grove Rd. as required by Valley Regional Transit. 1. Depict modulation in the placement of the structures for a variety in profile. in. Depict traffic calming within the site in the north/south drive aisle to slow traffic for tenant/pedestrian safety as recommended by the Police Dept. n. Depict wheel stops in all of the parking spaces abutting a sidewalk or widen sidewalks to 7 feet to prevent vehicle overhang onto the adjacent walkway. o. Depict a tree in every planter island, if this is not feasible due to utility easements, alternative compliance shall be applied for with the certificate of zoning compliance submittal. p. Widen the parking drive aisles to be a minimum of 25 feet. q. Depict a 6-foot closed vision fence on the south boundary. r. Reorient buildings 1 and 2 to provide better visibility of the entrances for safety purposes or provide pedestrian lighting along the pathway to the entrances. 13. A conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the city. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground.Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(17)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one(1)two-year period. Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter. City of Meridian I Department Report IV. City/Agency Comments & Conditions 127 B. Meridian Public Works Click or tap here to enter text. Wastewater • UistanoetoSewer SeWeF Available at Sipe Services + Sewer shed r Fshrnated Project See application Sewer tRU's • wMRF Uedining Balance + ProjlectConsistent Yes with W4Y Masher PlanfFacift Plan + Irnpacts/concerns + + See Public YwaFks Site Specific Conditions watier t Uistance to water Water Available at Site Se rwices s Pressure LOrke • tshrnated Project See application watier t:RU's + water Quality torte ProlectConsistent Yes with Water Master Plan • lrnpaots/03ncern5 I Norte ftmi 'VVcAtK;;MipAwFm 3N1' .m Spuific Conditions of Approval l_ ,A Strcctlight Flan iv required for(his L7evcl 4MUML 2. huswrc no wwcr scrvires croorq in filtration buncltcs. 3_ I`Wnvidc 20'fiascmcnbs for maim Iaa,hydnmt Jatc",.and water scrvice, zmcnLs should extend up to the end of muinl}tydrtuitlwaUwmeter and 1(Y bcynnd it. 5_ No p=anent stiitnums(tFeca,hushes,buildings,cmTwrts,trash roocptacle walls,fcnecs, inli ltration trenches light poles*dc_)to be burl(within the utility caument. d_ Walcr arrd Sewer running Parallel roquirc a 30ft PmemenL Gcomal CandIGom of Apperaval I_ Appl iumil Nhall C.0"dinatS water and sewrr rnain km aad routing with the PuMe WdrLB Dcpwby"L 2 Per Meridian City Cadc(MM,the Wl iomt shall be responntbfc to install�.w+cr sand watca mains to arrd through this dcvel%i.pincnL Applicant may be eligi-blc few a rtjn7bursacment a mmvrtt for infrastructure cnhanwrnent per MCC 9-6-5. City of Meridian Department Report IV. City/Agency Comments &Conditions 128 3_ The applicanl shall Lu I side L�.%l I for all public ualeriseu u mains rmLside ref public right of way(includcall walu xrritc,;wd hydrauts). SawcrMater easement varies depending ern sewer depth.Scorer 0-20 ft dccp m-yui i t a 30 ft taaamcnt,20-25 ft a 40 ft easeraacnt,and 25-30 ft a 45$ ca9emcnL f:nyure nc perrn;LHLuL,tna wcs(Uv bushes,buLldings,cagKM trash receptacle walls,fcnaes,Lnfiltratioa Immehex,light Ferias,etc.)arc Mill withi n the utility emsemmnl_ Submit an executed cascmcnl(on the fann available frown Public Works),a Icga1 description prepared.by an Tdaho Licensed Professirmal.Iand Surveyor,which nrust include the area of the eascmeru (marked EXHIBIT A)and an 8I12"x L L"nnap with bearingsand disLances(marked I XJ-JIBFT B) fiur review_Bath exNbiLa must be scaled,migncd and dw)cd by a FwLssional IAnd Surveyor.f]f} NOT RRMRU. 4_ The CityofW&xidian requircathaL pressavtacd irrigation systemerbc st"Aied by a year-round source of water(UDC I l-3 B }_The appl ic=shauld be required to use any existing surface Of wcLL water for the primary source_ If a wrfacc c well scarce is not avai lable,a single-paint connoction 0 the culinary water syslciv xhall be naquirad If a singlcjx�int eonncetion is utilimd, the dcvelnper will.he respa�ible fee the payment ofassessmcnLs for the eonunowa auras prior to prior to receiving developrncni pLan approval. 5_ Any 41metures that arc allowed to reinain.4AL be euhjoct to evaluation and posslble rcaqqigntnerat of street addressing to be irL coinpl iance with MCC- (L All irrigation ditches,canals,laterals,or drainer,excltwive of natural.waterways,Intersecting, cursing or laying adjacent and"liguaua to the area being subdivided shall.be addressed par kW. I 1-3A-6. Tn perferming much work,the applicant shall coinply with Idaho Codc42-1207 WA any other appLieablc Iaw or regdSJUD& 7_ Any w--Llx that will not conti nut to he used nunt be proparLy abandoned according to Trisha Well Construction Standards RuLiN adnunistcred by the Idaho Dapaartmmrft of Wamcr Resatuecs. The Dcvclswper's Engineer shall pmvidc a siatemcm addressing whether therc arc any existing wells in the dowdijtment,and if ma,how they wi II eontinuc to be usod<or provide record of their abandorwhmt- !� Any existing scptio ayetcros within this project shall'be mnwved from servioc per City Ordinance Soction 9-L-4 and 94 S. ContaaCcrrtral District Health fur abandenmcnt per codures and inspcelions(2(M}373-521 L. 9_ All Lmpruvcmcno relakd to public life,safety and hcalth shall be eornp]cted prior to occupancy of the qulb=res. 10. Applicant shall be required air pay Public Works deveLopnwrnL pLan review,and rnnstructian iwpeclion fcu-L as deternun9d during the pLan review proOML prior la the issuance efa p1m appmval.letter_ 1 1. It shall be the rexponsrblLlty of the applJc=to ensure that al.L development fradtues comply with the A inerican;with Disabilities Aet and the Fair Housing Act- 12. Appl icant shall be rcmponsibLe far applbmUon and oompliancc with any Section 401 Pamiting that inay be required by the Army Corps of Fnginecrs. 13. Developer shall eaerdinatc rnallbox looadmLs wilt the Meridian PrrstOjfice. 14. Coinpactian text resulu shall Ix subiniurd tatheMeridian Building Departrncni frsrall buLLding padx foDriving c%incered backfill,whore footing would sit amp fill material_ I5. The design enginax shall be required to oati fy that the aFe t ocnterLi ne elcvatiew are set a mLnLmurn of 3-faMahovc the highcstestablishod peak groundwater cLeva2ion. Thin Lc Loauurc that the bmam cLevation of the crawl spaaccaofhamcs IN at Icasi I-fact above_ 16. The applicanlx design engineer shaL1 be respcmMhlc for i nspeetioa of al I Irrigation andfor drainW faciLay within this project that do not fall under the jurisdiction ref an irrigation district ar ACHD.The design engineer shall providccortiFcation dwthe facilities have boas Installed in accordance with the arpproved design pLam This=Uficatim will he req ui red befarc a cenfifiew of a=gmmcy is issued fix any stnrchmnwithin the project. City of Meridian Department Report IV. City/Agency Comments & Conditions 129 17. At the cornMetion of the project,the applicant shall be respui isible to suhmit rccard drawings per the City of Meridian AutoCAD standardk 'These record draw i n!�x must be received and apprxmed prior to the issuance of a cfrtifiration cf oecupancy for any%h Ut Lul r,within the project 19. A strxt light plan will oend to be ine]udcd in ilre Civil cOa,L uclitiri lAana.Strad I ight plan "kJircMOntaare Listed in 9xi6en 65 ofthe Improvenmrit Stu,(Ljfda for Stroct Lighting.Acopy of ilre standards can be found at htifF:ffwww.roeridiancity.or uuMie works_aspx7.id-272_ 19. The City of Meridian requi rm that the owner pant W the City a perfonrance surety in the amount of 125%ofthc total eonstnrction cast for alL incomplete sewer,wsta arsd rcusc if frastructuro prierto final plat signawc-This yurcty will be verified by a line item eostaWnuute provided by the owns to the City_The surety can be p:rr"in the farm of an irrcr+oeable Lola of credit,cash depersit ar bond.Applicantmuit file an application forsurcty,which can be frnmd on the Community]3cvcLopnxcru Dcpartmcntweinitc. Picxw contact Land DeveLopmcnt Service for more information at 897-221 1_ 20. The City of MeridianrequircathattheownerposttotheCityawarrantysuretyintheaRIGn+of 20%of the total oormtruffum cost for all.Dompletad sewer,water and rru,t i ofeastrtOMM for duration oftwo}tars_Thiasurety will be verified by Line item cost U%LiI,IuLL Imwvided by the owns in the City_The surety can be pasted in the form of an irmyocabLe Lc¢c,of orcdLt,casb deposit m bond.Aplrlickninmst file an application forsurcty,which can he fiuutd on the Community IhwcLopnvent Nparumntmm Fhit¢. Plcaseeontact Iand Fkvelepnratt Service for mare information at 9R7-221 1_ City of Meridian Department Report IV. City/Agency Comments & Conditions 130 C. Ada County Highway District(ACHD) ACHD ir4xlF PitCNirlf�9,Pn4iIG9n# Mlran4aCoId,�G*-Pr* erYt �IfiS FiErSilY�C6M1YihddldrYer KM Wk*H Drol,CdrYWiWi r Guw McKinney,C nvnimio r July 15, 2024 To-. Danielle Stehman Pivot North Design 116 S 6i1,Streel Boise, ID 83706 Subject: MER24-00681MCU-2024-D002 1475 E Franklin Road Meridian Oz On November 16,2022.the Ada County Highway district approved MER22-01261H-2024-OOT3,Meridian Oz Apartments,far a conditional use permit and modification to an existing development agreement to oonsibrucl five 12-p1ex multi-family bindings.The Site-speoifir,Conditions of approval also apply to MER2d- 006&MCU-2024-0002, If you have any questions, please feel free to oantaot me at(208)387-6384, Sincerely, Sam Standal Assistant Traffic Engineer Development Servioes cc: Nlek Nopotl and BIII Parsons,Cily of Meridian con necting. ou to more See the public record for additional agency comments. City of Meridian I Department Report IV. City/Agency Comments & Conditions 131 V. FINDINGS A. Conditional Use(UDC 11-5B-6E) VI. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit with the conditions in Section IV. B. Commission: Pending C. City Council: Action Pending. City of Meridian I Department Report V. Findings 132 IIJ Ilium PINE ! 'M ou t3 s I irk: `- 'i, B E. 1 ..r•c S c. ■ :. FRANKLIN:.-r s 1 14" � � ■ � i Nis tt�low 111 or C Y ! • r � �•.�'� 84 v • NI f ��_ .. • 007 • • "0 Ora a +F i: � 11■■ o 0 LU OFF son / FRANKLIN i ■ ■■ W ■■ ■■■ i r�/ � '1/ Y #' or o 84 1 - • 11:1111 Iilli�:.■IIr � Illrl■Ir1 1111� ■ � ' � - r Old 400, Town �f "i Z G. 'f00, W Ili°• ! J I %ori uu000 10"Op FRA�NKLIN' T - /�,��1./��ofl' ;! iiii ; / i ���Z47 0,/ 0-010 'OF jo z10 //.. IF ► y gq AP IF r 1111 1_��•rrp 4n i ��nn..�/ � -•- 11111 11_w.� �1r.�� W ���iiii + IAF� .Nl1„flllll ■- •II` 0 .. . .. • PION E � � O ■ ""`'' � it 111� NI■ _II.:���1 _����.■ �wow►w� �. „ � ■�■. INN ,FRANKL-IN— i�� �� �■■i iiii■■■I/�y�l�e � ���Z ����� ■■■ ■1f®ill '.__.-` B. Subject Site Photos AA X III I I wo .�y_t. - t _ x -.,x��: :ram.` ..,�.x � ,,��.,-••:.-- -.. .. - -F�- - -��` :'�:•r'�:��:�'��:.� -. -- - �,,,: 'A I ..Zv:.r !!�•. t: .� av .. tiH.^I ' +pp ...hj y .: �t City of Meridian I Department Report VII. Exhibits Fl 35 C. Service Accessibility Report Description ■ ■ Lciation In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking PrcAmity Within 1/2 mile walking GREEN Either a High Schaal or College within 2 miles OR a School arivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park alkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits 136 D. Site Plan (date: 6/28/2024) -o f ML III � mOR VIFIE[ • I I I I I J I _ I II —� J�s FNI f➢1•YW IICUY r mSITEPLAN _a -r_-- LJ TREKARCH City of Meridian I Department Report VII. Exhibits F137] E. Landscape Plan (date: 7/2/2024) I rim - I I I 0 I .._�, (il�m I �nr+o•rwe wrEnws�cu+o. � i _ L----------P--------_- ------__------------- ��.._ • i � II�III—III `----------------------------------------------------------w-- — — ' M Lioi I .L I - s • 0 0 w .----- ..... .......... IM City of Meridian Department Report VII. Exhibits F138] F. Qualified Open Space Exhibit(date: 6/28/2024) _EiR�l�u1B w — ® SI Y • 41� a _ 1lDRSOfIl6 +"���-e I E II I e F I City of Meridian Department Report VII. Exhibits F139] G. Building Elevations(date: 6/28/2024) ....... --- .......... FF Lj IL El M in V FU [P 0 F7 01 T FP ED T Y CU P-03 MIN SCHEMATIC RENDERING LLLVAk I DN F I5OV F/MKINGAHLA TREKARCH City of Meridian I Department Report V11. Exhibits 140] E IDIAN;--- Applicant Presentation PROJECT SITE SITE CONTEXT EXISTING FENCE (see photos) SITE CONTEXT OP- SITE CONTEXT OP- TION 1 SITE CONTEXT NEIGHBORING SITE SITE CONTEXT OPTION 1 - POSSIBLE FUTURE DEVELOPMENT IF LOCATING VEHICULAR ACCESS WHERE PROPOSED SITE CONTEXT OPTION 2 - EASEMENT PROVIDES FOR LOCATION OF CROSS-ACCESS TO BE DETERMINED WHEN ANNEXATION AND FUTURE DEVELOPMENT OF NEIGHBORING SITE TO THE SOUTH IS DETERMINED. EASEMENT RECORDED PRIOR TO CERTIFICATE OF OCCUPANCY. SITE CONTEXT W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Ziggi's Coffee (H-2024-0035) by KM Engineering, located at 4801 S. Tavistock Ave. Application Materials: https://bit.ly/H-2024-0035 A. Request: Conditional Use Permit to construct a drive-through establishment with food and drink services including an outdoor seating area on 0.497 acres in the C-N zoning district. 141 PUBLIC HEARING SIGN IN SHEET DATE : October 3, 2024 ITEM # ON AGENDA : 5 PROJECT NAME : Ziggi ' s Coffee ( H - 2024 - 0035 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 10/3/2024 Legend DATE: - —--- Project Location TO: Planning&Zoning Commission .-= Area of impact = City Limits FROM: Nick Napoli,Associate Planner G Analysis ---- - -- 208-884-5533 nnapoli@meridiancity.org APPLICANT: Connor Lindstrom SUBJECT: H-2024-0035 Ziggi's Coffee LOCATION: 4801 S. Tavistock Avenue in the North - '/2 of Section 33,T.3N., ,R.1 E. (Parcel #R3636010020) BOOM I. PROJECT OVERVIEW A. Summary Conditional Use Permit to construct and operate an 825 square foot Drive Through Establishment in the C-N zoning district,by KM Engineering. B. Issues/Waivers Staff has concerns with the queuing extending into the private drive aisle during peaks hours and trash pickup going through the drive through to access the enclosure (preliminary approval was granted from Republic Services to the applicant). C. Recommendation Staff. Approval with conditions. D. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview 142 IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Restaurant/Drive Through Establishment - Existing/Proposed Zoning C-N Zoning V.A.2 Future Land Use Designation Mixed Use Neighborhood V.A.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,May 14,2024 Neighborhood Meeting 6/13/2024 Site posting date 9/20/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District III.D • Comments Received Yes - • Commission Action Required No - • Access Access is proposed off an existing private drive aisle. - • ITD Comments Received No Meridian Public Works Wastewater Distance to Mainline: Stubbed to site;Impacts or Concerns: No Meridian Public Works Water Distance to Mainline: Stubbed to site;Impacts or Concerns: No See City/Agency Comments and Conditions Section for all department/agency comments received or see the public record(Please insert this link into your preferred browser: https://weblink.meridiancity.org/WebLinkBrowse.aspx?id=356831&dbid=0&repo=MeridianCity). City of Meridian I Department Report II. Community Metrics 143 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated as Mixed-Use Neighborhood(MU-N) on the Future Land Use Map (FLUM). The use of a drive through coffee shop(restaurant)is consistent with the comprehensive plan for the MU-N designation. The subject site is among several commercially zoned properties surrounding the intersection of S. Tavistock Avenue and E.Amity Road. The proposed use of a restaurant with a drive-through aligns with the desired uses specified within the Mixed-Use Neighborhood designation in the Comprehensive Plan, as noted above. In conjunction with the already approved daycare development directly to the southwest and the currently approved and under-construction commercial,the proposed use satisfies the general Mixed-Use Neighborhood future land use designation for this area. A restaurant is a permitted use in the C-N zoning district but the drive through is within 300 feet of a residential district therefore a conditional use permit is required. The proposed restaurant and drive through are required to comply with UDC 11-4-3-11 and 11-4-3-49. Table 4: Pro aect Overview Description Details History AZ-15-004(DA 42015-061375);H-2016-0092(MDA#2016-119080);H- 2018-0127(MDA-2nd Addendum to DA#2019-033207);H-2019-0134 (MDA—3'Addendum DA#2020-059662);H-2020-0080(MDA 4m Addendum DA 2020-117720);H-2020-0055 Hill's Century Farm North No.1 Final Plat Acreage 0.497 acre B. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed use of a restaurant and drive-through establishment aligns well with the Mixed- Use Neighborhood(MU-N) future land use designation,which supports a blend of residential, commercial, and recreational uses. By offering service options within proximity to both residential areas and existing commercial developments,this project contributes to the community's overall livability and sustainability. Specifically, it adheres to Policy 3.06.02B, which encourages and supports mixed-use areas that provide the benefits of living, shopping, dining, and working nearby,thereby reducing vehicle trips. Additionally,the proposal is consistent with Policy 3.07.02B,which recommends locating smaller-scale,neighborhood- serving commercial uses in clusters that complement and provide convenient access to nearby residential areas,while minimizing direct access to major roadways. The establishment's location adjacent to E. Amity Road and within the Hills Century Farm North and Commercial subdivisions enhances its accessibility and supports the local commercial landscape, fulfilling the need for such amenities in the immediate and broader community. 2. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-N zoning district in UDC Table 11-2B-3. Business hours of operation shall be limited from 6:00 a.m. to 10:00 p.m in accord with UDC 11-2B-3B. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. The hours of operation City of Meridian I Department Report III. Staff Analysis 144 proposed by the applicant are 6:00 am to 7:00 pm which complies with the required standard. 3. Specific Use Standards (UDC 11-4-3): Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49: Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment.All establishments providing drive-through service are required to identify the stacking lane, menu, and speaker location(if applicable), and window location on the site plan. The site plan is also required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum,the plan is required to demonstrate compliance with the following standards: 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles, and the public right-of-way by patrons; The proposed restaurant features a drive-through lane with space to queue 9 vehicles along with an escape lane located on the west side of the site, outside of the drive- through lane. The drive-through itself starts at the south side of the building and exits at the north side,facing west. The concept plan also shows that the stacking lane is separate from the drive aisles and parking, however, staff has some concerns about peak hour stacking as it may back out into the private drive aisle and obstruct traffic impacting neighboring businesses. Staff recommends the property owner work with the neighboring property to the west to create shared access between the two properties. This will allow for additional stacking on site but parking will be reduced. Staff also recommends that the Applicant install additional signage and parking lot striping to clearly mark and guide traffic safely throughout the site. Staff has discussed these modifications but they have elected to move forward with the site plan as submitted. 2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking,except stacking lanes may provide access to designated employee parking. The stacking lanes are separate from the circulation lanes for parking, however staff still has concerns that vehicles could block the main entrance waiting to enter the drive- through. Further, as demonstrated on the site plan it appears larger vehicles may have difficulty navigating the turning radius to enter the second stacking lane. 3)The stacking lane shall not be located within ten(10) feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and The stacking lane exceeds 100'in length and an escape lane is required. An escape lane is proposed on the east side of the building but shall be extended on the south side to provide clear circulation throughout the entire site. 5)The site should be designed so that the drive-through is visible from a public street for surveillance purposes. City of Meridian I Department Report III. Staff Analysis 145 The drive-through is located starting on the south side of the building and ending on the north side of the building. The drive-through is visible from E.Amity Road along the east side of the building for surveillance purposes. If the requested modifications are made,Staff finds the proposed drive-through complies with the specific use standards as required. Restaurant: The proposed use is also subject to the specific use standards listed in UDC II- 4-3-49 Restaurant,which requires at a minimum, one(1)parking space to be provided for every 250 square feet of gross floor area(see parking analysis below). If queuing and parking are shifted as recommended by staff,the parking will move on-site and will still meet UDC standards. The Applicant did not provide information on how many proposed indoor seats and patio seats will be provided to accommodate customers. C. Design Standards Analysis 1. Landscaping (UDC 11-3B): Comprehensive plan policies related to the landscaping for this project: - "Require appropriate building design, and landscaping elements to buffer screen, beautify, and integrate commercial multifamily, and parking lots into existing neighborhoods." - "Require appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors." i. Landscape buffers along streets A 25-foot wide street buffer is required along E. Amity Road and a 10-foot wide street buffer is required along S. Tavistock Avenue, an arterial and a local road. These buffers shall be landscaped per the standards in UDC 11-3B-7C. The proposed landscaping does not meet the minimum requirements. The landscape buffer along E.Amity Road shall be revised to extend the landscaping to the curb along the arterial roadway. The applicant is working with the developer to meet this requirement along Amity Road. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed landscape plan does not meet the minimum requirements. The west landscape buffer shall be widened to 7 feet and the parking stall shall be reduced to 17 feet.An alternative to this is redesigning the site to abut parking with the adjacent property to the west. iii. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan should be revised to ensure there is 70%vegetation coverage at maturity. iv. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along E.Amity Road. v. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B-12C. The proposed landscape plan appears to meet the minimum requirements. City of Meridian I Department Report III. Staff Analysis 146 2. Parking (UDC 11-3C): i. Nonresidential parking analysis A minimum of one(1) off-street parking space is required per 250 square feet(s.f.)of gross floor area. Based on the 825-square-foot restaurant, a minimum of 4 parking spaces are required.A total of 8 parking spaces are proposed, exceeding UDC standards.As noted above if the plan is modified as recommended by staff parking may be reduced further on the site. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.Bicycle parking is depicted on the plans submitted with this application that meet the requirements. 3. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities within commercial and mixed-use enters through design standards to integrate commercial, multifamily, and parking areas with existing neighborhoods. In response,the developer has submitted conceptual building elevations for the proposed structure as shown in Section VII.C. Building materials consist of EIFS stucco,brick, standing seam metal panels,parapet metal wall cap flashing, and glazing. Staff recommends the incorporation of more fenestration and glazing on the North facade as this is the primary fagade that is visible from E.Amity Road. The proposed conceptual elevations are not approved. The final design is required to comply with the Architectural Standards Manual for Commercial Design Guidelines. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.02B emphasizes reducing the number of access points onto arterial streets by utilizing strategies such as cross-access agreements, access management, and the creation of frontage and backage roads,while also improving connectivity between local and collector streets. The site plan features a single access point via a private drive aisle located on the southern part of the site(backage road). This drive aisle connects to S. Tavistock Avenue(a local street) on the eastern side of the property. Vehicles will enter from the south,with options to either park in the lot west of the building or continue east to the 12-foot drive- through lane and pick-up window, exiting back onto the same drive aisle to the south.An escape lane on the east side of the building shall be extended to the south portion to connect with the entrance/exit. Direct access from E. Amity Road is not permitted. Staff has concerns with drive-through queuing extending onto the main drive aisle during peak hours,which could conflict with other uses in the immediate area(daycare to the west). Staff recommends the applicant work with the neighboring property to the west to create shared access between the two properties or redesign the site to allow additional stacking. Additionally,there is the option to have the escape lane exit back onto the private drive aisle through the landscape buffer. This could add additional space on the site for queuing. The Applicant is required to submit a copy of the recorded cross-access/ingress-egress easement for the adjacent property to the south(parcel#R3636010180)to the Planning Division along with the future CZC and Design Review Application,in accordance with UDC 11-3A-3A2. City of Meridian I Department Report III. Staff Analysis 147 2. Multiuse Pathways (UDC 11-3A-5): An existing multi-use pathway exist along E. Amity Road,this shall be preserved and protected during construction. 3. Sidewalks (UDC 11-3A-17): The proposed plan includes a pedestrian walkway from the main walkway on the east side of the building connecting to the outdoor patio across the drive-through lanes.Where pedestrian walkways cross vehicular driving surfaces,they're required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4. The site/landscape plan submitted both reflect compliance with this standard—stamped concrete is proposed. E. Services Analysis 1. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales shall not be within the street landscape buffer along E. Amity Road. 3. Utilities (Comp Plan, UDC 11-3A-21): Both the Plan and the UDC establish policy and regulations for extending and connecting to City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. III. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of AZ-15-004 (DA#2015-061375); H-2016-0092 (MDA#2016-119080);H-2018- 0127 (MDA-2nd Addendum to DA#2019-033207); H-2019-0134(MDA—3rd Addendum DA#2020-059662); H-2020-0080 (MDA 4th Addendum DA 2020-117720); H-2020-0055 Hill's Century Farm North No.1 Final Plat and the conditions contained herein. 2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning compliance application as follows: i. The applicant shall revise the plan to create shared access between Lots 1 and 2,Block 1 of Hills Century Farm North Subdivision No.I (R3636010020 and R3636010040)to allow for more queuing. ii. The west landscape buffer shall be widened to 7 feet and the parking stalls shall be reduced to 17 feet. An alternative to this is redesigning the site to abut parking with the adjacent property to the west. iii. The west landscape buffer shall include more vegetation as it currently does not meet 70%vegetation coverage at maturity in accord with UDC 11-3B-5-N iv. The landscape buffer along Amity Road shall be extended to the curbing in accord with UDC 11-3B-7. City of Meridian I Department Report III. City/Agency Comments &Conditions 148 v. No stacking is allowed in the outside travel lane that serves as an escape lane; depict signage notifying patrons not to block the escape lane. vi. Signage shall be installed ahead of the eastern crossing warning drivers to watch out for pedestrians. 3. Compliance with the standards listed in UDC 11-4-3-49 and 11-4-3-11 is required. 4. Preserve and protect the existing landscaping on the north and east buffers of the site during construction,per UDC 11-3B-10. 5. Business hours of operation within the C-N District shall be limited from 6:00 a.m. to 10:00 P.M. 6. Provide additional fenestration and glazing on the north fagade facing E.Amity Road. 7. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. 8. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-5B-6F. City of Meridian I Department Report III. City/Agency Comments &Conditions 149 B. Meridian Public Works NON-PLAT CONDITIONS Pum-ic WoRKs DrPAR rk1F:ti'r Site SpeciGt Conditions of Approval 1. Water wrvices require 210'easements_ Easement to extend IO'heyond Water Meters. 2_ Water meter to come off the 9" Stub located at the Southwest corner of site. 3. No p=anent strumres(trees,bushes,boil-dings,carports,trash reooptacic walls, f-cnccs, infiltration trenches„light pales„etc.)to be built within the utility easement_ Ceoeral Conditiaoz of Approval I_ Appltcanc shall coordinate water and sewer main size and routing with the Public Works Department- 2- Per Meridian City Code(MCC),the applicant shall be respomsible to install sewer and water mains to and thm}ugh thiS development. Applicant may be eligible for a reimbunrinent agreement for infrastructureenhancement per NfCC 8-6-5. The applicant shall provide cawmcnt(s)for all public wawrlsew"mains outside of public right of way(include all water services and hydrants). Sevw•eilwater easement varies depending on sewer depth.Sewer 0.20 ft deep require a 30 ft easemew,20-25 ft a 40 ft easement,and 25-30 Fr a 45 ft easement. Ensure no permanent struclures(tees,bushes,buildings,carports,trash receptacle walls,fencCi,infiltmition rronchtn,light poles„rto_)$rr built within the utility ea"unt_ Submit an executed casement(on the form available from Public Works).a legal dcscriplion prepared by an Idaho Ucenst:d Professional Laud Surveyor,which must include the area ofthe easement (marked EJ{ imr Al and an RU2"x. 11"map tiwilb bearings and distances(marked EXHIBIT ti> for review_Bath exhibus must be sealed,signed and dated by a Professicmal Land Surveyor_00 NOT RIECQRD- 4_ The City of Meridian mquires that prCssurized irri iiw systems be Supplied by a yunF-round source of water(UDC 11-311-6).ne applicant should be required to use any existing surface or well water for the primary source_ If a surface or well source is not available,a sttgle-point connection to the culinary water systetu shall be rcyuired. If a single-point connection is utilized. the developer will be responsible for the payment of msessmenrs for the common areas prior to prior to receiving dcvelopmunt plftn approval. 5. Any structures that arc allowed to rcmaia shall be subject to evaluation and possible massignn,cni of street addressing to be in compliance with MCC. 6_ All irrigation ditches,canals,laterals,or drains,exclusive of natural waterways,intersec(Ing, crossing or laying adjacem and conliguous to the area being subdivided shall be addmssed per UDC 1 l.3A-6_ In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applienbk law cr regulation. 7, Any wells that will not continue to be used must br pmpcTly abandoned according to Idaho Wclt Cottavttciion Standards Rulcs administcrod by tl,s Idaho Dcp Irtmcni of Water Pssourccs, The Developer's Eugiueer steal l provide a statetuent addressing whether there are any existing wells in the development,and if so,Iww they will continue to be used,or provide record of their ftb=lonmcn t. 8_ Any resisting stptiC syswms within this pn�mt shall bo reTykim d from service per City 0rdi=Nn Section 9-1-4 and 9 4 8. Coma"Central District Health for abandonment procedures and inspections[ 0 ) 7S-SDI 1_ City of Meridian I Department Report III. City/Agency Comments &Conditions 150 9_ A]1 improvements related io public life.sa frty and hoalih sbal L b,completed 0or to occupancy of the structures_ 10_ Applicant shal l be required La p4y Public Works devr€opm€nt plan rerirvw,and construction inspcctiam fees,as determined during the plan review process,pear to the issuance of a plan approval letter. 11_ It sbal I be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair housing Act_ 12_ Applicant shall be responsible for application and compliance with any Snetion 404 Permiuiq that may be required by the Army Corps of Znginccn. B. T7cvcloper shall coordinate mailbox lacatioas with the Meridian Post Office. 14_ Compaction test results shall be submitted to the Meridian Building Departmttrt for all bui ldiug pads receiving engineered backfil I,where fao6ng would sit atop fill material_ 15_ The design engineer shall be required to cenify that tiro street centerline elevations are set a minimum of 3-feet nbovr thr hiLehrsL i51La4lishrd peak prQundwatrr elevation. This iS to en$urr that the bottom cicvation of the crawl spaces of homes is at Icast I-foot.above, 16, The applicants design engineer shall be respans iblc for inspection of all irrigation and or drainage facility kvOin(his project that do not fall under the jurisdiction of an irrigation district or ACHD.The design engiam shall provide cerification that the facilities have been installed lit accordance with the approved design ptans_This€erti(cation will be required before a ceniFcate of occupancy is issued fin any sLru€Lures within the project_ 17, At the completion of the project,the,pplieant slial l be responsible 19 submit record drawings per the City ofMcridian AutoCAD standards. Thcsc rct'ord drawings imtst be roccivcd and approved prior to the issuance of a certification of occupancy for any structures vwilhin the project, 18. A street light plan will need to be includM in the civil construction plans.Street light plan requiremcmis are listed in WC Lion 6-5 of the Improvement Standards for Stn-cl Lighting.A copy of them standards can be foundaL hupWIA-ww.meridiancity.arrzpublic_wcrks.asVxNd=272_ I(). The City of Meridian requires that the owner p03t 114 the City a perforntancG surety in the amount of 125%of the total oonstructiolt cost for all incomplete sewer_water and reuse infrastructure prior to final plat signature_This surety will be verified by a line item cost estimate provided by the owner to the City.The surety can be pasted in the form of an irrevocable letter oferedit_cash tkgmnii or bond-Applicant Ynust file ftu ftpplir2aian far surety,which can be found on the C'omrmmi tv Developmcul Department wcbsitc. Please contact Land Devclopmcnt Sm iec for more inForniation at 8R7-2211, 20_ The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duratian of two years_This surely will be verifiod by a line item cost estimate provided by the nwnrr to the City,Mic surety can be posLrd in the form of an irrevocabir law of cEvdit,cash deposit or bond.Applicanl must file an application for surety,which can be found on the Community Development Department wi� bsitc. Please contact T_and T7cuc1opanctrt ScTwiec for more information at 887-221 1. C. Irrigation Districts 1. Boise Project Board of Control City of Meridian I Department Report III. City/Agency Comments &Conditions 151 FRED 6UTUR UPERATM#MNLY FOR 197A07 Q"RMh4 CF THE ROAM Bo15E F1toiu-T BOApm OF CCINTROL kGRES+QR TNI r*-U�+ Hirai-MRO NuftwinD 4iPoCL4TpH p&TFACT& 4xE a-wlWSx OF TxEPYAL {FINMERLYH{NSE U L RECAAMATION PINECTI RINMT D.CAIrTER 317E 44EAW16 RC*D Fm�Fcr uva-Fna BOISE:,IDAH4 M05-91M NANPJ.NEF7UYN MTRM TW4MAS IafTXALPR WILDER 05TRU7 ad95T. fP4WECTN6h6;ER 19WvGFW USTNU 813 EI10 OISTF7CT APRY40MMNER sAw TARV-"r.55uaR MART SLIP CNASE AMMANF SEQASE Rr- TEL-CAM Sala UJ TPE"ER FAN:CMPb"4aF 20 August 2024 City Cle k's Office 33 E Broadway Avcnuc, Suite 102 Meddim Ill,83642 LSE= Ziggi°s Coffc�Wtltson Land Holdings 4801 $Tavistock Ave,Meridian H-2024-0035 Ncw York Irigation District NY-577-002-03 Cunningham Lateral 138+00 Sec,, 33,T3N,RIE. 13M, Nock Napoli, There are. no Boise Project or New York Irrigation District facilities located on the abovc- mcntioned properties,howevet 6*1 do in fact POSFew a valid water right. Pcr Idaho Statsitesr Title 42, local irrigation/drainage ditches that cross this property, to serve neighboring properties, must remain unobstriwtcd and pro(culed by an appropriate easement by tho landowner,developer and contractors If you hays any further cluestions or oommmts regarding this matter, please do not hesitate to contact me at(208)344.1141. X,, ;� Thomas RUthaler Assistant Pmj cot Marvager for/tr cc: Kevin Rcawes Watennaner,Div;2 BPBC Terri Hasson Sccralary-Trimsurer,NY]D File City of Meridian I Department Report III. City/Agency Comments &Conditions 152 D. Ada County Highway District(ACHD) ACHD A%21j,ancknring,PF*g dQnt ulranoa"id,t'Iw�rZ1;r t lim Hanaert GbfY wi"157er 1�lnt C-A&horod%Cb,rw,4dei r Oa4 WiKinney fbrew,9ceioner August 1,2024 To-. Connor Lindstrom,KM Engineering LLP 5725 N Discovery Way Snlse, ID 83713 Subject: M ER24-0076 J H-2024-0035 4801 S Tavistock Ave Ziggi's Coffee The Ada County Highway District (ACHD) has reviewed the submitted application for the application referenced above and has determined that there are no improvements required to the adjacent streegs.). The applicant shall be required to: 1, Pay a traffic impact fee,if applicable. For any questions regarding the traffic impact fee please contact ACHD's Impact Fee Administrator at impactfeesAachdidaho_org_ 2. If applicable,a trdfhc impact fee shall be assessed by ACHD and will be due prior to the issuance of a bullding permit by the lead agency. This Is a separate review process and it Is the applicant's responsibility to submit plans directly to ACHD. 3. Payment can be accepted aver the phone by calling (208)387-81 70 ar can be sand delivered to the following address; Ada County Highway District Attn: development Services 1301 N Orchard St, $uita 200 Boise, ID 83706 • Reference the file number above when making the payment. • Please note: o Fees are subject to change if not paid prior to October 1' o Al card payments are subject to a 3%processing fee o All a-check payments are subject to a$1.50 processing fee 4. Submit a driveway approach request for any proposed driveways. Driveway approach permits can be found at: httos;lfwww.ar:hdldatku.ors ftmelshownublisheddmumentl%W63824 5965711600000 5. Comply with all ACHD Policies and ACHD Standard Conditions of Approval for any improvements or work in the right-of-way. S. Obtain 8 permit far any work in the right-of-way prior to the construction,repair,or installation cf any roadway improvem,ents(curbr gutter, sidewalk, pavement widening,driveways,culverts,eic_)_ IV. FINDINGS A. Conditional Use(UDC 11-513-6E) The commission shall base its determination on the conditional use permit request upon the following: City of Meridian I Department Report IV. Findings 153 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds the site is large enough to accommodate the proposed use and meets all dimensional and development regulations of the recommended C-Nzoning district, if the applicant shares an access with the adjacent property to allow more queuing on the site. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed restaurant and drive through use will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. City of Meridian I Department Report IV. Findings 154 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. IV. ACTION A. Staff: (Detailed description of compliance (or not)with adopted standards, codes, and Comprehensive Plan policies, and whether or not the project meets or exceeds minimum code requirements.) B. Commission: Pending C. City Council: Action Pending. City of Meridian I Department Report IV. Action 155 � 1 -AMITY bf < ' W `� R 1111 1111l111111l:� ♦��� ��. [till/ • • - • • • 111 � 111 1111 tQ ���' � '1� _ nl^�II_LIl 111► YJ_ ��Illlr� ���J+r I.r_, ■��111' 11111�� �ii 1!!_l1\? I 111I I!�``-i1i111 �� R MEN 1111 i► flilliiLl :■ill!llii�n11u11111n1ii rl11111! . �. \I 1111j�� =- AMITY ■, A--J lilli um �:III=ill11111 ■ ��-�1l1111111111�►� ,i' ■�lr�Clnuui I` �'� Milan mod. ..dm IN SINEW& 1111111/1/,.�� illy ■■ song r ♦s C. 3. Future Land Use Legend ®®Project Location Area of Impact J Analysis a® Medium Density] Residential Mu=N - Civic Low Density Residential ; r� l61 ._ rmrr, : 4- ,'v n Ili Fal �® 4. Planned Development Map Legend Project Location Area of Impact City Limits ;■ Planned Parcels OAnalysis r7T� EJ ® - 73 uLL� I 1 I � I I. I I ♦ I I I Vail it ilrl�l ' IfTTTIlti ® l �,,, m-rn�]15�- �m _._ I• City of Meridian Department Report V. Exhibits 157 B. Subject Site Photos r -d- City of Meridian Department Report V. Exhibits Fl 58 r --------------- ----------------------- F t � City of Meridian Department Report V. Exhibits Fl 5-9 C. Service Accessibility Report Overall Score: 28 19th Percentile I . I P11 Location - :--it} Limits Extension Sewer Trunkshed mains < 500 ft.fram parcel GREEN Floodplain Either not within the 100 yrfloodplain or >- 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Not enough data to report average response tim RED Pathways Within 114 mile of current pathways GREEN Transit Not within 114 of current or future transit route � RED Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets plan) matches existing #of lanes) School Walking Proximity ffithin 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Either a Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park within 1/4 mile walking City of Meridian I Department Report V. Exhibits F160] D. Site Plan(date: 8/14/2024) - -- -- — — ---—--- f .. - � -. � I ���'..�. �• Ili �� � �"'� d -- 4. - - _ _�___________________________________ - A 1 ` E krn _--__ City of Meridian I Department Report V. Exhibits 161 E. Landscape Plan(date: 8/15/2024) W, ryry _ A +}I" O• 7srxzx.Z" ____ fflh- -E—VIDEO !! _ $ I! �I �S" YL27'Y SS'i 4:$7��^RS Ise m uueoscAPIPLAJ NO Sx� oia ;aiav+� Ion ri y'F '"""" �E7[37L���!dl �` •w ,,.. rs:Yi7essr =�—` City of Meridian Department Report V. Exhibits 162 F. Building Elevations(date: 7/2/2024) C X-C kick r-E N _IZ5 MAN K" N LU rl SOUTH ELEVATION � F U J ELEVATION EST ELEVATION City of Meridian Department Report V. Exhibits F163] E IDIAN;--- Applicant Presentation Ziggi’s October 3, 2024•Planning and Zoning Commission •City of Meridian•0035-2024-H•Coffee Vicinity Map Site Plan Specific Use Standards Queuing Analysis Elevations First Revision Site Plan Staff’s Preferred Change Average Transactions Average Transactions Thank youThank you w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Cedar Springs Animal Care Facility (H-2024-0036) by Sandee Transtrum, Biltmore Co., located at 4759 N. Summit Way Application Materials: https://bit.ly/H-2024-0036 A. Request: Conditional Use Permit to develop a 4,450 sq. ft. animal care facility offering general practices, such as, examinations and small procedures on 0.249 acres of land in the L-0 zoning district. 164 PUBLIC HEARING SIGN IN SHEET DATE : October 3 , 2024 ITEM # ON AGENDA : 6 PROJECT NAME : Cedar Springs Animal Care Facility ( H = 2024 - 0036 ) Your Full Name Your Full Address Representing I wish to testify I ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 10/3/2024 Legend --------------- [� DATE: Project Location I TO: Planning&Zoning Commission -:Area of impact m }= City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 1. fritter@meridiancity.org APPLICANT: Sandee Transtrum,Biltmore Co. SUBJECT: H-2024-0036 Cedar Springs Animal Care Facility- 41 ®5 CUP YRM LOCATION: 4759 N. Summit Way, located in the Wk '/2 of the NE '/4 of SEC 36, TAN,R.1 W � I. PROJECT OVERVIEW A. Summary A Conditional Use Permit to develop a 4,450 square foot animal care facility offering general practices such as examinations and small procedures on 0.249-acres of land in the L-O zoning district. B. Issues/Waivers None C. Recommendation Staff: Staff recommends approval of the conditional use permit with the conditions noted in Section IV below. D. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview 165 IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Animal Care Facility - Existing/Proposed Zoning Vacant/L-O VI.A.2 Future Land Use Designation Office VI.A.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,May 21,2024 Neighborhood Meeting 8/8/2024;6 attendees Site posting date (Click or tap to enter a date) Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes, Staff Report - • Commission Action Required No - • Access N. Summit Way via W.McMillan Road - • Traffic Level of Service (Description of level of service or performance indicators) - ITD Comments Received (Yes/No, Staff Report or Other IVY Meridian Fire No Comments Error! Reference source not found. Meridian Police No Comments Error! Reference source not found. Meridian Public Works Wastewater Distance to Mainline: Sewer service available to the site; IV.B Impacts or Concerns: See Public Works site specific conditions. Meridian Public Works Water Distance to Mainline: Water available at the site;Impacts IV.B or Concerns:None—Ensure no trees are located within 10' of the water meter. See City/Agency Comments and Conditions Section for all department/agency comments received. City of Meridian I Department Report II. Community Metrics 166 Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel: R1333210170 Date Retrieved:2024/9/11 Parcel Count Parcel Acreage Infill Indicator: Surrounding Area a,o7 40 2% Not City 2,235 1,681. 41 ® City Limits 5 Not City Household Change Household & Population Growth • Households 172020 Population Change:4.7% Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 Use Types Residential Addresses All Addresses Single-familv is 1% 11% 2% Multi-family g o ® Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 200 400 600 800 0 100 200 300 Single-family ❑ Multi-family Notes: See VII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics 167 Figure 3: Service Impact Summary ImpactService • • Ready Marginal Caution o\`oe � y� o� � \ `\Ae a Notes: See VII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics 168 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Office on the Future Land Use Map(FL UM) in the Comprehensive Plan. This designation is meant to provide opportunities for low-impact business areas. These uses would include professional offices, technology and resource centers; ancillary commercial uses may be considered(particularly within research and development centers or technological parks). The existing Cedar Springs subdivision is zoned L-O and contains twelve (12) commercial lots in which seven (7) of the buildings are completed or underway. The uses include personal or health services. Cedar Spring Lot 18, a .249-acre parcel, is located in the center circle of this business complex and has commercial buildings, drive lanes, and parking stalls buffering it from the residential lots on all sides. Table 4: Project Overview Description Details History AZ-00-019,PP-00-018,DA(Inst.# 102067381),RZ-03-013 DA(Inst.# 105058639),Preliminary Plat(PP-02-027)DA(Inst.# 103192357),PP-03- 044,and FP-04-012 B. History and Process The property was approved for annexation and zoning of 81.54 acres of land to R-8 and L-O zones for the Cedar Springs North Subdivision in 2002. All utilities, roadways,pathways, perimeter and street landscaping has been installed. This lot is part of Cedar Springs Subdivision No. 5 which consist of twelve(12) commercial building lots and five (5) common lots on 8.55 acres. C. Site Development and Use Analysis A Conditional Use Permit is requested to develop a 4,450 square foot animal care facility offering general practices such as examinations and small procedures on 0.249-acres of land in the L-O zoning district as required by UDC Table 11-2B-2. No overnight boarding is being proposed. The applicant states as the population of Meridian continues to grow, the need for additional pet care for residents is limited. Foothill Veterinary Clinic will be a neighborhood clinic with general business operating hours, never before 6 am or after 10 pm, to treat general pet health and small procedures, no boarding services will be available and pet outdoor access will be confined to a small fenced area under staff supervision as needed. Additional noise insulation and landscaping will be used on this building to ensure the Foothill Veterinary Clinic will be a valued addition to the surrounding community and neighbors. Per UDC 11-4-3, all animals shall be indoors at all times, except when being exercised.At such times, animals shall be under the supervision and direct control of a caretaker. The animals cannot be released outside within the fenced area without supervision. 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site. All the perimeter landscaping and roads have been installed with the plat. City of Meridian I Department Report III. Staff Analysis 169 2. Proposed Use Analysis (UDC 11-2): The proposed use `Animal Care Facility"is an allowed use with an approved conditional use permit. 3. Dimensional Standards (UDC 11-2): The proposal meets the dimensional standards for setbacks, landscape buffers,parking requirements, landscape requirements and maximum building height for the L-O zoning district. 4. Specific Use Standards (UDC 11-4-3): 1. All animals shall be indoors at all times, except when being exercised.At such times, animals shall be under the supervision and direct control of a caretaker. The applicant is proposing to install a wooden privacy fenced area are located on the southeast side of the building to ensure animal safety. This area will be used to walk the animals while in the hospital care in a safe environment and to prevent escape and/or injury to the animals. 2. The facility owner and/or operator shall comply with all state and local regulations relative to such a facility and shall maintain housekeeping practices designed to prevent the creation of a nuisance and to reduce noise and odor to a minimum. The animals will be indoors at all times except when exercising. All animal waste shall be maintained and discarded in a manner that minimizes odor. D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan 3.07.02A, Comp Plan 5.01.02D UDC 11-3A-19): Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments. Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. Buildings shall be designed in accord with the "City of Meridian Architectural Standards Manual." There are no existing structures on this site. Sidewalks, landscaping and parking were installed with development of Cedar Springs Subdivision No. 5. Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a minimum of five (5)feet in width from the perimeter sidewalk to the main building entrance(s)for nonresidential uses. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. 2. Landscaping (UDC 11-3B): All the perimeter, buffer and parking lot landscaping were installed with the development of Cedar Springs Subdivision No. 5. 3. Parking (UDC 11-3C): Off-street vehicle parking is required per the standards listed in UDC 11-3C-6B.1. i. Nonresidential parking analysis Per UDC 11-3C commercial buildings require one (1)parking space for every five hundred(500)square feet of gross floor area. The total number of parking spaces City of Meridian I Department Report III. Staff Analysis 170 required is nine (9). The applicant is proposing twenty-seven (27)parking spaces which exceeds the required number parking spaces for this proposal. ii. Bicycle parking analysis Per UDC 11-3C-6.G One (1) bicycle parking space shall be provided for every twenty- five(25)proposed vehicle parking spaces or portion thereof, except for single-family residences, two-family duplexes, and townhouses. Based on the twenty-seven (27) parking spaces provided, a total of one bicycle parking space is required. 4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section III. Building materials consist of stucco, shingle roof, anodized aluminum storefront, stone veneer and accent paint. Final design is required to comply with the design standards in the Architectural Standards Manual and recorded development agreement. The Comprehensive Plan's goal is to require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. 5. Fencing(UDC 11-3A-6, 11-3A-7): The applicant is proposing to install a four(4)foot high vinyl fence for the enclosed dog area. E. Transportation Analysis 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access to the property is from N. Summit Way via N.McMillan Road. 2. Multiuse Pathways (UDC 11-3A-5): There is an existing multi-use pathway along W. McMillan Road. 3. Pathways (Comp Plan 4.04.0IA, UDC 11-3A-8): Ensure that new development and subdivisions connect to the pathway system. Pathways currently exist for this development. No new pathways are required. 4. Sidewalks (UDC 11-3A-17): Sidewalks along N. Summit Way and on the lot currently exist for this development. F. Services Analysis All utilities shall meet the requirements of the Comprehensive Plan and UDC sections identified below. 1. Pressurized Irrigation (UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2. Storm Drainage (UDC 11-3A-18): The applicant shall design and construct and adequate storm drainage system in accordance with the city's adopted standards and shall follow Best Management Practice as adopted by the city. City of Meridian I Department Report III. Staff Analysis 171 3. Utilities (Comp Plan 3.03.03A, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main, fire hydrant and water service require a twenty- foot(20)wide easement that extends ten(10) feet past the end of main,hydrant, or water meter.No permanent structures,including trees are allowed inside the easement. Water and sewer services were installed with the construction of Cedar Springs Subdivision No. 5 and stubbed to the parcel. Street lights were installed within the development and along N. Summit Way. No additional street lights are being proposed with this development. There are existing fire hydrants at the corner off. Summit Way and Havasu Falls Street and existing fire hydrants within the Cedar Springs North Business Park. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division I. Future development of this site shall comply with the previous conditions of approval and terms of the existing Development Agreement and the conditions contained herein [AZ-00- 019,PP-00-018,DA(hist.# 102067381),RZ-03-013 DA(Inst. # 105058639), Preliminary Plat(PP-02-027)DA(Inst.# 103192357),PP-03-044, and FP-04-012]. 2. The proposed project shall comply with the standards listed in UDC 11-4-3-22 for animal care facilities. 3. All animals shall be indoors at all times, except when being exercised. At such times, animals shall be under the supervision and direct control of a caretaker. 4. The hours of operations shall be limited to 6:00 a.m. to 10:00 p.m. per UDC 11-2B-3B. 5. Protect the existing landscaping on the site during construction,per UDC 11-3B-10. 6. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. 7. The applicant shall coordinate with Republic Services for the appropriate size and location of the proposed trash enclosure. The trash enclosure shall be relocated away from the residential development. 8. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC I 1-313-6 and to install and maintain all landscaping as set forth in UDC 11-313-5,UDC 11-313-13 and UDC 11-313-14. 9. The conditional use permit is valid for a maximum period of two (2) years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-5B-6F. B. Meridian Public Works See public record(copy the link into a separate window) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=362078&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments & Conditions 172 C. Meridian Park's Department No multi-use pathways requirements D. Ada County Highway District(ACHD) See public record(copy the link into a separate window) https:llweblink.meridiancity.ory WWebLink/Browse.aspx?id=362078&dbid=0&repo=MeridianCit Y E. Idaho Transportation Department(ITD) See public record(copy the link into a separate window) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=362078&dbid=0&repo=MeridianCit Y V. FINDINGS A. Conditional Use (UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed veterinary hospital will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the proposed design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. City of Meridian I Department Report V. Findings 173 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. VI. ACTION A. Staff: Staff recommends approval of the conditional use permit with the conditions noted in Section IV below. B. Commission: Pending City of Meridian I Department Report VI. Action 174 1 ' 1 1 l�-CHINDEN �. TIP k Z r _ MEM•IL--LAN �,: � ,� W �•c o�C f YJ � IZf. � � >�;` •mot F - -�I« �. }.�W...+.,I-L..,- F'� �ti yI� ft � L•e �- t USTICK -" • unii'Jri "Ir - Y • w.r�•iyf Aun uraa'M is • •1•\\i Yip � 111 •1■•11,1.1\ ~Ii•l,u••-•-,•. 1111 """' nr a[i••oi � �'E-IIi11 I O iii'! °.-- f�i1 • •n,• .;.,� � -�'iiiii'in•` r:ila�piiiYil• •I•IIl•.n• •• - r111111 "'p1..�Yliiiil "iii ii"""i �:�: •••'■! p _ 1•IIIY�.- _... .-•ice ::ViW rn,•pIp•- ''.nnu'i"F.�. s�r�i••.a I Sl Cl w.J '`� '" .t�Irii 1•.. W vu1r�� _pr�4. , •ii 1 � ��i�� 0 E.rr • iii:." • ' MCMIL-L-AN G!!� '.�I+i-�aun�r�d•"'gyp•+Inr•• .r�v �i�i=_: ` •1 i�1S.L!:"iii-. �ii���„-- V 'fh��r����?��Iplf��. �n, �.:�-� l.ux•::� innunx s r•r ■-- Z .::r='1„ •:�..i. iii .-- :::. 11.1 ►�� nlrur.'-I:.' iiiiil "'J 7771'e.-`. 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O i '-�� 1••wlfl O a_ rIN1Y1rr:�- =-i'��:f:q �/ Z nr� —I:rp' •jam+ri•i=7 Z _: piii��uiiiY : lurr � •C♦�Ar 1� *\u r. .oiNurn m.�l r IArllw ry :I'I:r.enn.nrn.. �`^•up14�"n Flu r4: J -. ,.r.nnrr _�. •nlr4 Irrr•�-. I���\IIIIaa1 ''dlrN y G��� •••h,n -^�'�::Yrrr _ ulYs► /hpinegq; -^ r��i'rwmny.:::_,,, -iiiiiun'►rii�■Illrpi �:=e'er,�Sj i��:::::'e=...�.�:-:= a O m mn,I�e'r� `ate►►iar frL: Y,-, �.e=RL :e�z• i1 I• "t'1111\�yt Irlli;IIIV'r/p�V 4i•i l:: ,rrny ,� — sq_ _ c•!p n110 r■ ■ USTICK 5. Map Notes Recent Area Preliminary Plats: Nearby Recent Preliminary Plats(2018+) H-2016-0112 H-2017-0104 Recent Area Conditional Use Permits Nearby Recent Conditional Use Permits (2018+) H-2020-0123 B. Subject Site Photos too l44)"-tqv*i A""''Y -1 7� �^ .•� � .�j `+�If� "ems"+!� �` pwill y n j i - ice!4 y ' a✓ 4c 41 City of Meridian Department Report VI. Exhibits 177 C. Service Accessibility Report PARCEL R1333210170 SERVICE ACCESSIBILITY Overall Score: 35 65th Percentile Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft. from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN r Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route 6REDA Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW plan) > existing (# of lanes) & road IS in 5 yr work plan School Walking Proximity within 1/2 mile walking ' GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community F Park Walkability Park within 1/2 mile OR a Neighborhood Park wit'-'- GREEN 1/4 mile walking City of Meridian I Department Report VI. Exhibits 178 D. Site Plan(date: 6/19/2024) .................. -F! ZZ , .. z 7,71 z EV > F Al 41= 2�M— -�D CLIP-1-0 City of Meridian Department Report VI. Exhibits 179] E. Landscape Plan(date: 6/24/2024) ly uHoscwc Hors: urvoscwc wx•wsrw�. �••— o o CD 77 K � W � � eau z sH 9 gaHreR A e .—._ L117 ��. Irk. AD - e ---------------- _ •on• r` s �e • I® t.LrLf"I—r__f —L118 City of Meridian Department Report VI. Exhibits 180 F. Building Elevations(date: 6/24/2024) vM E o yo rti xaxix aEvwnox u ow m� i CUP 2.0 e� t'e� E A N o �a x do ?o _ r m (1NW PERSPECIIYENEW 9°` \'J CUP-3 0 City of Meridian Department Report VI. Exhibits 181 VII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2< 5.0; R-4<2.0; R-8 < 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size, configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data is derived from enterprise application and GIS database, and exported in dynamic reporting. The system references the most recent available from a variety of sources including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information, existing and planned transit, existing and planned roadway improvements, school proximity,park proximity, and other resources. The overall score represents the total points scored using weighted criteria(it is not a ranked order), and the percentile score is relative comparison value of the parcel being considered versus every other parcel in the City(the higher the better). This tool was developed as a City Council prioritized outcome of the 2019 Comprehensive Plan. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions City of Meridian I Department Report VII. Additional Notes&Details for Staff Report Maps,Tables, and Charts 182 for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VII. Additional Notes&Details for Staff Report Maps,Tables, and Charts 183 E IDIAN;--- Applicant Presentation Cedar Springs Animal Care Facility BuiltUnder applicationNear CompletionBuiltBuiltBuiltBuiltBuilt Cedar Springs Animal Care Facility City of Meridian0 zoning-Office with L-FLUM Future Land Use Plan DesignationCity of Meridian0 zoning-Office with L-FLUM Future Land Use Plan Designation Current ZoningCurrent Zoning Development Features businesses and residences.Lot 18 to provide buffers to surrounding This facility is strategically placed on -Located at 4759 N Summit Way-user building-4450 sf single-.249 Acres--Development Features businesses and residences.Lot 18 to provide buffers to surrounding This facility is strategically placed on -Located at 4759 N Summit Way-user building-4450 sf single-.249 Acres-- Business & Building Features and operated business.owned -This facility will be a family-procedures, and examinations.Offering general animal care, small -10 pm max operating times-6 am-O zoning;-the LAll business practices will comply with -Business & Building Features and operated business.owned -This facility will be a family-procedures, and examinations.Offering general animal care, small -10 pm max operating times-6 am-O zoning;-the LAll business practices will comply with - Cedar Springs Animal Care Facility Under applicationNear CompletionBuiltBuiltBuiltBuiltBuilt Cedar Springs Animal Care Facility V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Baratza Subdivision (H-2024-0016) by Ella Passey, The Land Group, located at SE corner of N. Black Cat Rd. and W. McMillian Rd. Application Materials: https://bit.ly/H-2024-0016 A. Request: Annexation of 80.3 acres of land with R-8 (26.98) and R-15 (53.32) zoning districts B. Request: Preliminary Plat consisting of 347 building lots, 29 common lots and 1 right-of-way lot C. Request: Council Waiver for block length on six (6) street segments that exceed the maximum 750 ft. block length requirement on land that is currently zoned RUT 184 PUBLIC HEARING SIGN IN SHEET DATE : October 3 , 2024 ITEM # ON AGENDA : 7 PROJECT NAME : Baratza Subdivision ( W2024 - 0016 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 3JIV4 a vim X ��� ► � o �- �� isle r I irL A L �3 `1 ;,�r 2 ( 3 ( SCE SI ahri C rkc el /� & � r� n � (-� � ` 6 3 A) d 4 3 V4 3 Vs s sa S.+ � t4 NJ MFc 0 % o NO 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 10/3/2024 Legend Ul-`�`� ��� 109 r DATE: Project Location TO: Planning&Zoning Commission ::;Area of Impact �= City Limits FROM: Linda Ritter,Associate Planner O Analysis t L i 208-884-5533 - i-- lritter@meridiancity.org I APPLICANT: Ella Passey,The Land Group SUBJECT: H-2024-0016 Baratza Subdivision—AZ,PP V LOCATION: Located at the southeast corner of N. -� Black Cat Road and W. McMillian Road in the North ''/2 of the NE '/4 of Section T 34,Township 4N.,Range 1 W. Parcels: SO434212920, SO434212922, SO434212957, SO434212965, SO434212971, SO434212975, SO434212976, SO434223150, SO434212923 and SO434212917 I. PROJECT OVERVIEW A. Summary The applicant is proposing to annex, zone and preliminary plat 80.3 acres of land to R-8 and R-15 zoning districts with 377 lots (347 residential, 29 common and 1 right-of-way) on land that is currently zoned RUT. B. Issues/Waivers • Applicant is requesting a waiver for block length on six(6) street segments that exceed the maximum 750-foot block length requirement. • School District states the elementary and high school are over capacity. Pleasant View Elementary School has no room to put another portable or space to create another classroom within the existing building,the children in the area will need to be bused to another school that does not have the capacity. • Increase in traffic for this area with no immediate roadway improvements listed in ACHD's CIP or IFYWP until 2029 or later. C. Recommendation Staff: Staff recommends approval of the requested annexation, zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section V. D. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview 185 II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Agriculture - Proposed Land Use(s) Single-Family Residential - Existing/Proposed Zoning RUT VILA.2 Future Land Use Designation Medium Density Residential VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date Tuesday,March 26,2024 Neighborhood Meeting 4/30/2024 Site posting date 9/22/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes, Staff Report - • Commission Action Required No - • Access W.McMillan,N. Grand Lake Way,N.Black Cat Road and - W. Quintale Street • Traffic Level of Service Better than"E" - ITD Comments Received Yes/Letter IV.I Meridian Fire Distance to Station:1;Response Time: 5 minutes IV.0 Meridian Public Works Wastewater Distance to Mainline: Available at the site0;Impacts or IV.B Concerns: See Public Works Specific conditions Meridian Public Works Water Distance to Mainline: Available at the site;Impacts or Concerns: See Public Works specific conditions School District(s) West Ada School District IV.G • Capacity of Schools Pleasant View Elementary: 625 Star Middle School: 1,000 Owyhee High School: 1,800 • Number of Students Enrolled Pleasant View Elementary: 735 - Star Middle School: 996 Owyhee High School: 1,904 See City/Agency Comments and Conditions Section and public record for all department/agency comments received. City of Meridian I Department Report II. Community Metrics 186 Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0434212917 Date Retrieved:2024/9/12 Parcel Count Parcel Acreage Infiii Indicator: Z,(j, 605 Surrounding Area 31 % ►vot city 4; ® City Limits ,75 ■ Not City 7.g57_ Household Household& Population Growth ■ Households 02020 Population Change:28.5°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family 3% Multi-family 7 3% is 3% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved I Approved 0 500000 1000000 1500000 0 20000 40000 60000 ■ Single-family ® Multi-family Notes: See Additional Notes&Details for Staff Report Maps,Tables, and Charts City of Meridian I Department Report II. Community Metrics 187 2.00 2,500 Single-family t 2,000 A Residential 1.5o I r_ Parcel Diversity (A1.00 11500 U N 1,000 0Parcel Count 0.50 500 *Average Acres 0.00 $ 0.10 0 R-2 + 3 R-15 Average Single-family Density by Zoning Average 15.00 L Residential - Density 10.00 �10.14 Q 5.00 03.94 05.56 4.96 2.25 0.00 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts Figure 2: ACHD Summary Metrics 0 6lackcat Existing Lanes © Planned Lanes �1 Existing Levelof Service Notable r Coma ents Q (Primary roadway impact} Programmed 1FYP © Programmed CIP 0 McMillan Existing Lanes © Planned Lanes �1 r Comments V/ Q (Primary roadway impact) 1 Programmed IFYP © Programmed CIP Notes: See Additional Notes&Details for Staff Report Maps,Tables, and Charts 0. City of Meridian I Department Report II. Community Metrics 188 Figure 3: Service Impact Summary ImpactService . . Ready Marginal Caution AZ o\`°e �r�a�y �'Py�� \Q`\ �� Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics 189 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school,or land dedicated for public services. The proposed land use of single-family residential is consistent with the recommended uses in the FLUM designation. The proposed project has a gross density of 4.32 du/ac,meeting the required density range listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8 and R-15 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IV. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. The R-15 zoning designation,which allows for reduced lot sizes down to 2,000 square feet, provides flexibility for developers to support a diversity and variety of housing types. This can create a dynamic,multi-generational community where residents can transition through different stages of life(known as aging in place)while remaining in the same neighborhood. This type of zoning in conjunction with other designations should be used to support a diverse housing mix that supports long-term residency and continuity within the community,promoting stability and a sense of place for residents throughout different stages of life. Staff recommends that the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15),Block 12 (lots 1-12), and Block 13 (lots 1-12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. Table 4: Project Overview Description Details History AZ,PP(H-2021-0074) Phasing Plan Phases: 5 Residential Units 347 Open Space 19.3 acres of qualified Open Space(24%) Amenities Required: 16/Proposed: Physical Features Lemp and Creason Lateral run along the western property line,Lemp Lateral also runs along the northern property line. Acreage 80.3 Lots Building Lots: 347/Common Lots:29 Density Gross:4.32/Net: 5.65 B. History and Process AZ,PP -H-2021-0074 Baratza, formerly known as Jamestown Ranch,requested to annex into the City and subdivide eighty (80)acres of land with R-8 zoning into 294 building lots and 25 common lots. The proposed City of Meridian I Department Report 11I. Staff Analysis 1 90 development was denied by the City Council on April 19,2022. Council stated the reason for denial was that the proposed annexation is not in the best interest of the City and would be detrimental to the community for the following reasons: • The proposed development would generate additional traffic on W. McMillan Road and N. Black Cat Road. • W. McMillan Road, from N. Black Cat Road to N. Ten Mile, will not be widened to three (3) lanes until 2031 at the earliest. • N. Black Cat Road, from W. Ustick Road to W. McMillian Road, will not be widened to five (5) lanes until 2031 at the earliest. Comments submitted by Ada County Highway District(ACHD) in 2021 and 2024 showing the following: 3. Condition of Area Roadways Roadway Frontage Functional PM Peak Hour PM Peak Hour Existing Plus Classification Traffic Count Level of Service Project McMillan Road 2,628-feet Minor Arterial 335 Better than"D" "F" Black Cat Road 770-feet Minor Arterial 204 Better than"D" NA Traffic Count is based on Vehicles per hour(VPH) Acceptable level of service for a two-lane minor arterial is"E"(575 VPH). *Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH). 4. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Ten Mile Road was 4,905 on 01/31/18. • The average daily traffic count for Black Cat Road north of Ustick Road was 4,073 on 06117/21. Recent comments from ACHD staff show the following traffic counts: 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service McMillan Road 2,654-feet Minor Arterial 371 Better than "E" Black Cat Road 1,315-feet Minor Arterial 471 Better than "E" • Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). • Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Black Cat Road was 7,800 on October 18, 2023. • The average daily traffic count for Black Cat Road north of Ustick Road was 9,848 on April 12, 2023. City of Meridian I Department Report III. Staff Analysis 191 1 Per the ACHD staff report,McMillan Road west of Ten Mile Road is anticipated to exceed ACHD's acceptable Level of Service Planning Thresholds in the PMpeak hour as a 3-lane roadway under 2025 total conditions but meets ACHD's acceptable Level of Service Planning Thresholds in the shoulder hour under 2025 total conditions. Shoulder hour is defined by ACHD as one hour before and one hour after the peak hours during which traffic is rising toward or decreasing from peak, and congested conditions are infrequently occurring. McMillan Road, west of Ten Mile is facing a significant challenge in handling the traffic demand. The Master Street Map limits the road to three lanes, but the projected level of service(LOS)for the area is expected to degrade to an 'T"due to the proposed and entitled developments. A LOS of'T"indicates heavy congestion, with traffic moving very slowly or stopping frequently. While mitigation measures are in place, they may not be sufficient to significantly improve traffic flow, as the road cannot be widened to accommodate the additional volume. A traffic impact study(TIS)was prepared by CR Engineering, Inc. in 2021.A new TIS was not required as the increase in the number lots for Baratza Subdivision was considered minimal. Staff is requiring the plat be revised to ensure adequate right-of-way(100 feet in total)for the future expansion of W. McMillan Road is preserved per the direction of the City Council. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is agricultural with two (2) residential properties existing adjacent to WMcMillan Rd. • The 4375 WMcMillan Rd property consists of one home, three outbuildings, one silo, and two grain storage bins. • The 4023 WMcMillan Rd property consists of one home and one outbuilding. All structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned as required. Based on the proposed development,ACHD is requiring the applicant to do the following improvements to N. Black Cat Road and W. McMillan Road: • Dedicate fifty(50)feet of right-of-way(ROW)from the centerline of N. Black Cat Road abutting the site • Improve McMillan Road with seventeen (17)feet of pavement and a three (3)foot gravel shoulder, a twelve(12)foot wide gravel irrigation access road, as proposed and a ten (10)foot wide multi-use pathway abutting the site and tie into the existing improvements east of the site. • Construct a dedicated westbound left-turn lane on McMillan Road when Grand Lake Way is constructed to intersect with McMillan Road. Dedicate ROW as necessary to accommodate the left turn lane. • Improve Black Cat Road with seventeen (17)feet ofpavement from centerline, a three (3) foot wide gravel shoulder and a five (5)foot wide concrete sideway, as proposed, located a minimum of forty-seven (47)feet from centerline abutting the site and tie into the existing improvements south of the site. • Other than specifically approved with this application, direct lot access is prohibited to McMillan Road, Black Cat Road and Grand Lake Way and should be noted on the final plat. The Master Street Map identified a new multi-lane roundabout at the intersection of N. Black Cat Road and W.McMillan Road that is offset to the north. The construction of this roundabout has been delayed until 2029. City of Meridian I Department Report III. Staff Analysis 192 Therefore, there are no scheduled immediate improvements to the roadways in this area. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing single-family detached dwellings which are listed as a principal permitted use in the R-8 and R-15 zoning districts in UDC Table 11-2A-2. The future land use map identifies this area as medium density. This designation allows for dwelling units at gross densities of three (3) to eight(8)dwelling units per acre. Per UDC 11-2A-7, R-15 is considered Medium High Density. Per the Meridian Comprehensive Plan, this designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high-quality architectural design and materials and thoughtful site design to ensure quality ofplace and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Staff recommends that the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15), Block 12 (lots 1-12), and Block 13 (lots I- 12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 and R-15 zoning districts. All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot sizes of 2,000-4,000 sq. ft., and required street frontages of at least forty(40) feet.The subdivision is proposed to develop in five(5)phases as depicted in Exhibit VII D,Figure 3. The first phase will include all perimeter, arterial roadway frontages with multi-use pathways,the N Grand Lake Way collector, four(4)public street connections, and the primary common area amenity lot. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. Seven(7) common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three(3)units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of twenty (20)feet and does not exceed the maximum length of one hundred and fifty(150)feet. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five (5) foot wide landscaped buffer. D. Design Standards Analysis The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-8 and R-15 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. 1. Existing structure: The current use of the property is agricultural with two (2) residential properties existing adjacent to W McMillan Road. The 4375 W. McMillan Road property consists of one home, three outbuildings, one silo, and two grain storage bins. The 4023 W. McMillan Rd property consists of one home and one outbuilding.All structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned as required. City of Meridian I Department Report 11I. Staff Analysis 193 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15%(or 12.05-acres) of qualified open space is required to be provided within the development. An open space exhibit was submitted as shown in Section VII.F, that depicts 23.76%(or 19.08-acres) of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of sixteen (16) amenity points are required to be provided. The amenities proposed are a barn style, open air gathering space with restrooms; open grassy play areas; natural play areas;picnic areas; open space commons shelter; playground; sports field;pedestrian and bicycle circulation; large pond water feature; and meandering pathways are planned within the centralized amenity area. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. The applicant needs work with the irrigation district and enter into a license agreement to provide some type of landscaping other than gravel in the open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be negotiated within the agreement if maintained by the homeowner's association. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five (25)foot wide buffer along arterial roads (N. Black Cat Road and W. McMillian Road) and twenty(20)foot wide buffers required along collector roads (N. Grand Lakes Way). The landscape plan reflects a buffer from N. Black Cat Road edge of pavement ranging in width from between seventy(70)feet from the south to ninety-seven (97)feet in width at the north. The Creason Lateral and the Lemp Lateral as well as a maintenance road are both located within this buffer.Along W. McMillian Road to the north, there is a buffer shown with a width of one hundred and one(101)feetfrom the edge ofpavement. The Creason Lateral is also located in this buffer; there are landscape strips of at least twenty-five(25)feet in width between this lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per thirty-five (35)feet in width; the areas containing laterals are shown to be sod. Buffers of at least thirty(30)feet in width are provided along N. Grand Lakes Way(twenty(20)feet is required). Eight(8)foot wide landscaped parkways are provided along most of the internal local streets.All required buffers must comply with UDC 11-3B-7C. The applicant is proposing no mow grass within the landscape buffer along McMillan Road and Black Cat Road. Staff is requiring the applicant to change this to regular sod as from past experience, once the area has been transferred to the homeowner's association this area will be mowed as the perception will be it looks and feels unmaintained. ii. Parking lot landscaping Per UDC 11-3B-8,the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort of pedestrians.A five (5) foot wide minimum landscape buffer adjacent to parking,loading, or other paved vehicular use areas. The applicant is proposing parking lot landscaping for the parking lot adjacent to the club house. iii. Tree preservation City of Meridian I Department Report III. Staff Analysis 194 Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. The applicant is states there are four(4) trees for removal and will replaced with thirty- one(31) trees equaling the same caliper as those removed. iv. Storm integration An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. v. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. Stafffinds the landscape plan shows the applicant meets the requirements of UDC 11-3B- 12 for pathway landscaping. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC H- 3C-6. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Five (5) conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.J. The applicant states the housing products throughout the development are single-family detached units featuring a variety of regionally appropriate designs. Per the applicant, the project site's unique history of agriculture is captured within the site design and building design. The homes are planned as one-and two-story, single- family detached homes. The homes will be designed in a traditional modern farm and ranch theme and will be constructed using a variety of high-quality materials. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing N. Black Cat Road, W. McMillan Road, N. Grand Lake Way, W. Quintale Street, N. Bartok Avenue, and W. Viso Street will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs, pop-outs), bays, banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City's Architectural Standards Manual. 6. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The fencing plan shows a six (6)foot tall open vision wrought iron fence along the common open space areas and six (6)foot tall solid vinyl privacy fencing along the northern and southern boundaries of the site. City of Meridian I Department Report III. Staff Analysis 195 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per Comp Plan policy 3.07.01 C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms, etc.) is required. Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way; the parkway width shall exclude the width of the sidewalk. Class 11 trees are the preferred parkway trees. The applicant is proposing parkways along the internal roadways of the subdivision. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): W. McMillian Road along the property frontage is two (2) lanes with no curb, gutter or sidewalk. N. Black Cat Road is 2 lanes with a five (S)foot detached pathway on the western side(Oak Creek Subdivision). This development proposes five points of access. The primary access will be a collector street off W. McMillian Road(N. Grand Lakes Way) towards the northeast side of the property through the property and connecting into Quartet Northeast No. 2 at the southeast corner of the property. The other three accesses would be local streets-one is a western access to N. Black Cat Road which aligns to W. Quintale Street, an eastern access which connects to W. Viso Street from the Volterra Heights Subdivision, and an additional southern access which connects to N. Bartok Avenue, also in the Quartet Northeast No. 2. Per the ACHD staff report, due to high water table in this area,permeable pavers may be necessary internal to the site to accommodate high ground water. Permeable pavers are allowed,provided they are designed in accordance with ACHD policy and best management practices. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan.A ten (10)foot wide detached pathway is reflected along W. McMillian Road which is consistent with the alignment shown on the Pathways Master Plan. There is a ten (10)foot wide detached sidewalk along both sides of N. Grand Lakes Way(the internal collector) which connects to the W. McMillian Road pathway. Several micro pathways are reflected providing connectivity to internal portions of the development. As mentioned in the Comprehensive Plan analysis above, to improve more direct pedestrian connectivity, staff is recommending additional micro pathway connections. 3. Pathways (Comp Plan 4.04.O1A, UDC 11-3A-8): A 10-foot wide detached pathway is reflected along W. McMillian Rd. which is consistent with the alignment shown on the Pathways Master Plan. There is also a 10-foot wide detached pathway along one side of N. Grand Lakes Way(the internal collector)which connects to the W. McMillian Road pathway. Several micro-pathways are reflected providing connectivity to internal portions of the development. 4. Sidewalks (UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17(except for a ]Oft. wide pathway along one side off. Grand Lakes Way). There is also a S ft. wide detached sidewalk provided along N. Black Cat Road This 5-foot width is consistent with the width of the sidewalk along N. Black Cat Road City of Meridian I Department Report 111. Staff Analysis 196 provided by Quartet Northeast No. 2 to the south as well as the Daphne Square Subdivision to the north. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500) feet except as allowed in subsection(b)of this section. The City Council may approve a dead-end street up to seven hundred fifty(750)feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks,an arterial roadway, or a large waterway that prevents or makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a maximum of thirty(30) dwelling units. The applicant is proposing two (2) dead-end streets that do not exceed the maximum five hundred(500)feet in length. ii. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one(1) side of the driveway. The applicant is proposing seven (7) common driveways that meet the dimensional requirements as outlined in the UDC. iii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a blockface exceed one thousand two hundred(1,200)feet, unless waived by the City Council. The applicant is requesting a waiver from Council for six(6)streets that exceed the 750 ft block length. The following streets exceed the maximum block length: • Street I, Block 3 (776): Added a mid-block pedestrian pathway with bulb out to the park area (Block 4), increasing the allowable block face to 1,000'. • Street I, Block 1 (776): Requesting a waiver of dimensional standards as we are 26'above the maximum block length. We have increased pedestrian connectivity and traffic calming along this segment by adding a mid-block bulb out and pedestrian crossing to connect with the pathway created for Street I, Block 3. • Street M, Block 14 (778): Requesting a waiver of dimensional standards as we are 28'above the maximum block length. We have four pedestrian crossings at intersections and two traffic calming elements along this segment to improve the flow ofpedestrian and ear traffic. • Quintale St, Block 3 (776): Added a mid-block pedestrian pathway with bulb out to the park area, increasing the allowable block face to 1,000'. • Quintale St, Block 4 (776): Added a mid-block pedestrian pathway with bulb out to the park area, increasing the allowable block face to 1,000'. City of Meridian Department Report 11I. Staff Analysis 197 • Street F, Block 4 (776): Added two pedestrian pathway connections and four pedestrian crossings to this segment, increasing the allowable block face to 1,000'. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. Per the applicant's narrative, the Lemp Canal adjacent to W. McMillan Road will be piped and an easement(what size easement)granted.All work on the Lemp Canal has been coordinated with the Settlers Irrigation District(how big is the easement). Required irrigation district easements will be granted within a common lot. Irrigation district easements exist for the Lemp Canal and the Creason Lateral adjacent to N. Black Cat Road. These easements exist within a common lot. Maintenance roads are indicated along both laterals. Coordination will be ongoing with the irrigation districts managing the waterways to meet their requirements. 2. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. The Applicant's narrative states the pressurized irrigation system for this development will be privately owned and operated by the HOA. The system will utilize a pond as a reservoir with surface water delivery from Settlers Irrigation District. The secondary source for landscape irrigation will be a potable connection with the City of Meridian municipal water system. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11- 3A-18. A Geotechnical Evaluation and geotechnical groundwater monitoring report was submitted with this application. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A- 21. Existing water services are directly adjacent to the project in W. McMillan Road to the north, N. Black Cat Road to the West, stub streets to the south and W. Viso Street to the east. Existing sewer services are directly adjacent to the project in N. Black Cat Road to the west and in W. Viso Street to the east. The utilities proposed for this project are consistent with the City of Meridian Water Master Plan, Wastewater Master Plan and Facilities Plan. City of Meridian I Department Report III. Staff Analysis 198 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat will not be accepted until the Annexation ordinance and development agreement are approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan,and conceptual building elevations for the single-family dwellings included in Section IV and the provisions contained herein. b. The rear and/or sides of 2-story structures that face N. Black Cat Road.,W. McMillian Road and N. Grand Lakes Way shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections, recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. 2. Provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15),Block 12 (lots 1-12), and Block 13 (lots 1-12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. 3. The Preliminary Plat included in Section VII, dated 5/17/24,is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the final plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. c. Direct lot access to N. Black Cat and McMillan Roads is prohibited. d. The plat shall be revised to ensure adequate right-of-way(100 feet in total) for the future expansion of W. McMillan Road be preserved. 4. The Landscape Plan included in Section VII, dated 8/22/24, shall be submitted for review and approval with the following revisions prior to final plat approval: a. Work with the Irrigation District to enter an agreement to provide some type of landscaping other than gravel in the common open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be add if negotiated within an agreement with the Irrigation District. b. Remove the no mow grass and add regular turf along Black Cat Road and McMillan Road. c. Add grass in the barrow ditch area along Black Cat Road. City of Meridian I Department Report IV. City/Agency Comments & Conditions 199 1 5. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along W. McMillian Road and N. Grand Lakes Way to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 7. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 8. The ditches to the west, south and north shall comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 9. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 10. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street buffers, and mailbox placement. 11. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 12. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 13. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed gathering barn and pool area prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual. 14. A Design Review application shall be submitted and approved for the single-family attached and townhomes. The design of the structures shall comply with the standards listed in the Architectural Standards Manual. 15. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 16. The Applicant shall comply with all conditions of ACHD. 17. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works See public record(copy the link into a separate browser) https:llweblink.meridiancioy.or /WebLink/browse.aspx?id=362279&dbid=O&repo=MeridianCit X C. Meridian Fire Department See public record(copy the link into a separate browser) https:llweblink.meridiancity.orglWebLinklbrowse.aspx?id=362279&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments & Conditions 200 D. Meridian Park's Department See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/browse.aspx?id=362279&dbid=0&repo=Meridian Cit Y E. Irrigation Districts 1. Settler's Irrigation District See public record(copy the link into a separate browser) https://weblink.meridiancity.orQ/WebLinklbrowse.aspx?id=362279&dbid=0&repo=Meridia nCi F. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) hggs://weblink.meridianciV.org/WebLink/browse.aspx?id=362279&dbid=0&repo=Meridian Cit Y G. West Ada School District(WASD) or Other District/School See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/browse.aspx?id=362279&dbid=0&repo=MeridianCit Y H. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https://weblink.meridianciU.oLvlWebLinklbrowse.aspx?id=362279&dbid=0&repo=MeridianCit Y I. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/browse.aspx?id=362279&dbid=0&repo=MeridianCit Y V. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds annexation of the subject site with an R-8 and R-1 S zoning designation is consistent with the Comprehensive Plan MDR FL UM designation for this property, if the Applicant complies with the provisions in Section IV. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the lot sizes and layout proposed will be consistent with the purpose statement of the residential districts in that housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; N/A City of Meridian I Department Report V. Findings 201 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The school district states the proposed development would result in elementary students being bussed to Star or East Meridian area schools due to possible enrollment caps. Portable classrooms may be placed on the property at the Middle or High School. The option of adding a portable is not applicable at Pleasant View Elementary due to space constraints. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. B. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. There are several laterals along the property that will be piped, but are not natural features. According to the landscape plan, there are five (5) trees that require mitigation. The applicant is proposing to provide a total of seventeen (17) trees to replace the trees removed. VI. ACTION A. Staff: Staff recommends approval of the requested annexation,zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section V. B. Commission: Pending City of Meridian I Department Report VI. Action 202 C. City Council: Action Pending. City of Meridian I Department Report VI. Action F203] ' 1 1 a Imnn��ul1i nu aN■ - - _ 111IIIIII•■IllllNglli � IIN rn:III 1 ll -:■■�■��s C:a 11111��.Ilrrilflu «rn,.pl C: r �Ilri -�-Nrs'\��INN r1111 !: •.'�: Or • IIN a. ... llv'- - ..mrL■�■ n• WIN rMEN INn nl:�:�►url fr11 NNNI■�anm ■1■nH* �11 Illltu�` _ Hli##-:�:nnmll • HE �.Inuln�nrHHq _ Hill 1■rrrlNrpf A •. ON■rill • =Z -qh..IIIiiII iri�.. 11 1 rr ==' /■-^s IIIIIf MANQ ! 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Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0146 H-2020-0004 H-2020-0125 H-2021-0018 H-2021-0080 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074 H-2022-0087 H-2023-0016 H-2023-0026 H-2023-0035 Nearby Recent Conditional Use Permits(within last 5-years) H-2018-0018 H-2019-0074 H-2020-0032 H-2020-0017 H-2020-0018 H-2020-0101 H-2021-0056 H-2021-0088 H-2018-0088 H-2018-0004 H-2022-0006 H-2022-0025 H-2020-0047 B. Subject Site Photos M. i M 1 Mre Zi City of Meridian Department Report VII. Exhibits 206 s s � C� •.fir _.- - _ - N t N 14 W J, R City of Meridian Department Report VII. Exhibits 207 I - w u • f r — -�_ r- =� � ., tom— ..,, .'_.+�.--� r '- Oki _ I 1 �3 Black Cat Road I McMillan Road City of Meridian Department Report VII. Exhibits 208 C. Service Accessibility Report PARCEL S0434212917 SERVICE ACCESSIBILITY Overall Score: 12 2nd Percentile Lccation Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft. from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals some of the time YELLOIV Pathways Within 1/4 mile of current pathways GREEN Transit Not within 114 of current or future transit route RED Ultimate configuration (#of lanes in master streets Arterial Road Buildout Status plan) > existing (# of lanes) & road IS NOT in 5 yr work IRED plan School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits F209] D. Preliminary Plat (date: 8/22/2024) d Baratza Subdivision =aC2 Preliminary Plat I--—CD 7T7TTIT T-It — .::............. .. K ....-.... �....._—u j .:. — .:.... sit. ._-- I I Reiiury Re!-Cher e M- 77 � •'",. 0�9 we m�. �_gam— -- . ..- _ u PP-01 Ih N NiN:.x�P_l r —=-- --_ — _- --r- -- - -- - -- -- PHASE 5 2i PFIASI • II i 1 I t _- I I -PHASE 7 1 FIGURE 3:Phasing Plan City of Meridian I Department Report VII. Exhibits 210 E. Landscape Plan (date: 8/22/2024) N� =Corr r?TTTTTTTTTT F1 0 F `l 1.¢¢ �' .:.� - � - •} - e �� R F C .v f - T � -TT-- iI i i i I: Lanescavl Piaa-01ar,W. 6. i PP 24 F. Landscape Buffer Detail (date: 5/17/2024) Ni MEIRL ._. roe r�1�N.INw xm., �rNnn eN oN..e:u rN.e sea., ��1lxo ieN uxe wayunnNN l�nee9epM.•..— City of Meridian Department Report VII. Exhibits ■ G. Qualified Open Space Exhibit(date: 8/22/2024) Open Space Calculations: THE RINDI oNPENSPACE 1�3A015%) 444A(15%) WellifillLAND QUALIFIED OPEN SPACE PROVIDED: 100AC(23.10%I 3�. p T T IDTAL REOIHRED OPEN SPACE 1204 AC 9 T Open Space Legend: € 6 I NUAEINEC OPEN SPACE NNEDNPENSPACE- + ARUAII aTANOSCAPEBUR81 sD%aPTCluAREA ITT' TI'f1 -— - - - - --- - - L-- ---J -_ - - i e I I I E. .2-9 R'8 -I ; AGENLYCdNMPa15- - _ _ _ — -- a Ds.zzxoza a s i17 7 c r r-r T I mod" �= Open Space EA[blt D 20 Dv�sP�Emroa NMm-3� 17-2� EX-09 i3e City of Meridian Department Report VII. Exhibits 212 H. Amenities Exhibit(date: 5/17/2024) a o� 1 WzO 6N u\ � U n r�n�-yasw.ia.vww.9.�.m rl.in.w.,-.yasm�s m,vw,..9�.m (1•.��.wv.-n�i..�,.a.An,s�m,vwwm�mxm ��wg aa-x�..neoiAm e��wawngu�m ,loom._ W ;' e w Il[THE 1[91 Iffy Rfllf6 OM U•^ v - a�i�womw�m>� �e� ..��..���em la�.9nw���..w��w.vw��M.�.,� Ure dr���.�wa.�.,�,�,em ��j�E!;1 PP-28 City of Meridian I Department Report VII. Exhibits 213 I. Block Face Exhibit(date: 5/17/2024) NAND GROUP �x _. WVJ P,M nwRhV T-N 447w 9 �— R% II 1BB-8 I _ —398.04' zoo- 200' f9099 24 �'� �• i E BL K6 m BLBL11 €�—BLOCK6 q C� _ &OCK4• -- =1 O cm 4 J a�LL mBB1' 43139' ------ 49516 � g W B1DG%9 BLOCK IO 6LOLrc li ,� BOCK 16 N gm �' �` :Imo' 6LOLK 12 BLLLK I3 C7 I—ff. Q Iy BLLLK9 — � 1- 1 a9EK 14 BLOCK I6 1.A mff LEMmM . 1 BB.222024 —_ _ TTT B.M 11180 il9 l b 3 /� B my 4BB aow race BrimL �Pre Plat Effiikil-Block Feee � aid HMterNlBuk', 1'=20P EX-08 City of Meridian Department Report VII. Exhibits ■ J. Common Drive (date: 5/17/2024) W W W I I I y y I R1L7 I B7LS I 137L9 O� a,zm-sF 0255E 3,V-5SF =Q C= I 1 5'516E I 1 � � w I SETBACK I I \N y 1 I I r--------- W W I I I I L--------- W L --- 1 L--------- 1. AG_ y w w v W y y y y / /W y 8ensl WI ENCYCOMMENTS- Drivewa y A 112.07' B1 L° 08.22.2024 9,132-SF w w y y I ! 16, s y 1 I U cu F. W I Bt Ls 1 ! + w W v 3.9735F 1 1 1r }+•y O 8' V y w y y W 12'REAR Ir W w I SHBACKTYP. I 1 1 -- W L——— ----1--� y m y c J c = cz = ts1= T------------i--� y L Common Drive Exhibit-Driveway A ° 20 40 a m If EE � Xgpp. Horizonal Scale:Custom PfOieollo`Inx EX-01 $8 �- Dc 0108wb Cu. .2024 ¢�o I B1 L25 131 L26 I I 01 L27 I C I 3825-SF 3,0255E I I 3,825-SF 1 W C I I I I U w w LU ssIBE 1 I SETBACK .� r---------1 r---- -- -1 Driveway B W y 1. AGENCVCOMMENTs- ` B1 L28 3,9se-sF 111.67' 08.222024 w \ w J 1 1 1 I s m 1 fig' 1� B1L29 n AGHfl�s asasSF r v I •- 1 II '� r —F-------- ---, y y W e}o act+ sLa $ Common Drive Exhibit-Driveway Bmom} az 5 Horizontal Scale,T'=20 gale of k s aer 0.5 aw D517,20i4 232m EX-02 a� ,1 dye City of Meridian I Department Report VII. Exhibits 215 I I l W Z C y I 12'REAR B9 V $ETBACK 6,706-SF yy pCHD I 1 \ a I1 �6 1 l�li�1T� I y � \ y y Driveway C \\ \\ y 1 AGENGYCOMMENTS- BBLB \ \ w y N 144.34'J,982-5F y 08.222024 — -------i i---s -----J L——————————J Q� m y 0 I 5'SIDE I SETBACK E E B9 L9 B9 L10 B9 L11 a I 4,5E-SF I I 4,4165F I I 4,416-5F I (� I I I I I y _ >a g$ Common Drive Exhibit-Driveway C o zo' 40' Q m `y\ Horizontal Scale:1"=2C' Pf 10W:1ZINa EX-03 ��� `� DalE of hSUn�05.17,2D3� ¢�o W y w B1 L40 B1 L41 131 L42 I w 3,4ao-sF 346O-SF 34ao-SF gazz-sF S Q a y l a It I I a I I I H�C7 y I bt: I I ? I I I L------- W r— -----II I I r——— ----7 r-------� I ---��_ /�{r►�1� y I I I L— y L— ———— J L—— ----� L _————— � Driveway D t// / / 1 AGENCY COMMENTS- " cFv" 111&7 L39 / / 08.222024 y _ -- y J y y ' 131 L38 ! ! '� p a 3,549-sF OH') 12,REAR ! es yr .� v� r w y I SETBACK 16, _ y E W s W W L------------f-- A.U.E. W y E 7—— ----- aCommon Drive Exhibit-Driveway D o 2B' aD' CO ES�.. Horizontal Scale:V=20' F.ImIl4S..InaEX-04 DBE of ISSWX 05,172014 2Je City of Meridian I Department Report VII. Exhibits 216 31 L62 I B1 L63 I I B1 L64 I I 131 L65 I a 3,472-3F I I 3,400.5E I I 3,400 5F I I 3,400.5E I W W W v O O I I I I a I I gal WWW � WW 2Q� L------L -----L L----- L W W \ W W W \ \ J• V W Driveway E 1. AGENCY COMMENTS- R\ 1 L66 m W 111.67' W + W 08.222024 3 o-aa-sF W W + W W J \ 11 1 1 W W o 11 1 1 I W W Cu \ 11 1 1 I W c + � B1 L67cc � S 4S i�Ctiiq ESMT 12'REAR I W W J. �" W 4-'a G SETBACK W y W ------------ +L P.U.E.—� —J W W b ICP s � I � tz � ggas Driveway E Common Drive Exhibit- ° 20 aJ Q Cc Hodzor0al Scale:P=20' P.lpdk:173210 Ex-05 Dale of lssas¢e:05,17.2024 J I I I W CL W W 1a' I W LuZO B14 L17 W AC�E$41T,f 3957-SF I H—j / W W 16 1 1� 12'REAR SETBACK W W I——————————— — J W W 71,1T� Driveway F W W W / B14 L16 J R.— W 3,121-5F 111.87' H W 1. AGENCY COMMENTS- W 08222024 � / W i r————— -�—-----------1 1 1 y y y W + W w w W L------------J I d w I WyWyWyWW I I I c4 I I 5'SIDE c� I W W W y J. W W O z SETBACK z' s + W + W + W + W 4-,H G I I I I � � I W W J W �•� y g I W W Cu e I I I I I y W B14 L14 I I a I i B14 L15 E 5.808 SF 1 s,ssasF 1 W C., +r c _ g CZ Cu Common Drive Exhibit- Driveway F ° 20' 40 G m E Horizontal Scale,1"=20' Pr°leuno"1MM EX-06 DO"suace05.172024 LL�o City of Meridian I Department Report VII. Exhibits ■ ACHO ISMT. \\\\\ a 616L14 6sysF W Z 12'REAR ` 1 16 SETBACK BUE E m � F \ E \ E Driveway G \ \ E 131.22' \ \ E Revisims 3,418-SF \ E E \ � 1, AGENCYCDMMENTS- 08.222024 F---- ———————- r-- ---------� —I --- --------I —W — --------I o U es cz'y� ;=Z O H J2 i � = o B16L10 l_ B16L12 B16L1t a6a-sE 4- cc Ct g 6.965-SF 7,212-5F NOR Common Drive Exhibit- Driveway G D 26 40 a m :9 Horizontal Scale:1'—20' Pmleak 123M EA�O7 a ate of hake 05.17 W LL�o City of Meridian I Department Report VII. Exhibits 218 K. Building Elevations (date: 5/20/2024) Traditional Farmhouse �� 11 City of Meridian Department Report VII. Exhibits 219 Farmhouse Farmhouse 7 i City of Meridian Department Report VII. Exhibits 220 Next Generation Farmhouse 1 . 4441911 Iff I City of Meridian Department Report VII. Exhibits 221 L. Annexation Legal Description& Exhibit Map (date: 5/2/2024) :� OT. THE LAND GROUP May 2,2024 Project No_12320C EXHIBIT`A" BARATZA SUBDIVISION ANNEXATION DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho,being more particularly described as follows- Commencing at the Northwest Corner of Section 34 of said Township North,Range 1 West,said point being THE POINT OF SEGINNNING, Thence South 89'35'48'East,2654.01 feet(formerly described as 2653.94'),on the north line of said Section 34 to the North One quarter Cc rner of said Sectio n 34, Thence South oD'43'59"West•,fora distance of 1323.29feet on the north-south midsection line of said Section 34,to the Center-North 1116th Section Corner of said Section 34, Thence North 89'26'10"West,for a distance of 264-7.62 feet on the east-west 1/16th sectio n line of the Northwest Quarter of said Section 34,to the North 1/16th Section Corner common to Sections 33 and 34 of said Township 4 North,Range 1 West Thence North oa'27'23"East,for a distance of 1315.86 feet,�formedy described as 1315_So'a cn the West line of said Section 34 to the P01NT OF BEGINNING_ The above described parcel contains 80.30 acres more or less_ PREPARED Br P N T O A IL 7880 wn 5-2-2024 lE O;VThe Lend Group,Inc. $.W James R.Washburn,PLS 462 East Sham Drivt,Su It&100_Eagle.Idaho 83815 208.939.4041 thelandgrouploo.00111 City of Meridian I Department Report VII. Exhibits F222] LAN PIP I I Is T I �,a I � I - I — �' BARATZASUBOIVISION n. r L�t U aoaoacnes � N I s �— I c Iti =�-- �, T T T T---r I�� JTJ ®R svref AN1.Q0 City of Meridian Department Report VII. Exhibits 223 M. Rezone Legal Description&Exhibit Map (date: 4/19/2024) LEGAL DESCRIPTION ►': ; THE �f Page 1 of 2 LAND mM GROUP Date April 19,2024 Project No.:123200 EXHIBIT A BARATZA SUBDIVISIDN R15 REZONE DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West,Boise Meridian,City of Meridian,Ada county,Idaho,being more particularly described as follows: Commencing at the Northwest Comer of Section 34 of said Township 4 North,Range 1 West,said point being the POINT OF BEGINNING; Thence South AT 35'49"East,for a distance of 2654.01 feet on the North line of said Section 34 to the North Quarter Corner of said Section 34; Thence South 00'43'59'west,for a distance of 598.21 feet on the North-South Mid-Section Line of said Section 34; Thence North ST 35'4a'West,for a distance of 5.07 feet to a point of curve; Thence 26.90 feet on the are of a curve to the left,said curve having a radius of IMOrl feet a central angle angle of 15'24'44',a chord bearing of South 82'41'S0"west and a chord length of 26,92 feet, Thence South 74°.SY 28"west,for a distance of 67.83 feet to a point of curve; Thence 161.40 on the are of a curve to the right,said curve having a radius of 600.00 feet,a central angle of 15'24'44',and a chord bearing of South 82'41'S0"West,and a chord length of 160.91 feet; Thence North ST 35'4a'west,for a distance of 3.01.65 feet; Thence South 00'24'12"west,for a distance of 166.40 feet to a point of curve; Thence 97.56 feet on the are of a curve to the right,said curve having a radius of 80000 feet, a central angle of O6'59'14',and a chord bearing of South 03'53'49"West,and a chard length of 97.50 feet; Thence South 07°23'26"West,for a distance of 109.06 feet to a paint of curve; Thence 97.56 feet on the arc of a curve to the left,said curve having a radius of 800.00 feet,a central angle of O6'S9'14',and a chord bearing of-South 03'S3'49"West and a chord length of 97.50 feet; Thence South Otr 24'12"West,for a distance of 72.71 feet; Thence North 89°35'4a'west,for a distance of 617.59 feet; Thence North 00'24'12'East,for a distance of 311.28 feet; Thence North aT 35'4a"west,for a distance of 1164.50 feet to a point of curve; Thence 68.33 on the arc of a curve to the right,said curve having a radius of 43.50 feet,a central angle of 90"W 00",and a chord bearing of North 44'35'48'west and a rhord length of 61.52 feet; Thence North 00'24'12'East,for a dicta nee of 359.5O feet; 462 East Sho-re drive.Suite 100.Eagle.Idaho 93616 208.939.4041 Ihelandgroupina.com City of Meridian I Department Report VII. Exhibits 224 Page 2 of 2 Thence North 8T 35'48"West,for a dlstanee of 242.14 feet to a point on the west IIne of said Seetlon 34; Thence North W 27'21"East,a dlstanee of 474.12 feet on the west IIne of said Seetlon 34 to the POINT OF BEGINNING. The above described pa rcA conta Ins 53.32 acres more or less. PREPARED BY- LAArD Thar Land Group,Inc. 0. 7880 2 5-2.2024 AL lames R.Washburn THE LAND452 EW Shore Drive,Se Ile 166. Eagle,Idaho 83615 2413.10313.4641 melendgroupine.eoro City of Meridian I Department Report VII. Exhibits F225] LEGAL DESCRIPnON i i THE Page 1of2 eegf 9 LAND GROUP Date May 2,2024 Project No.:123200 EXHIBITA BARATZA SUBDIVISION R8 REZONE DESCRIPTION A parcel of land located In the North hlalf of the Northwest Quarter of Section 34,Township 4 North, Range 1 west,Boise Merldlan,[Ity of Merldlan,Ada County,Idaho,being mare particularly descrl bed as follows: Commencing at the Northwest Corner of Section 34 of said Township 4 North,Range 1 west; Thence South 29'35'48"East,for a dlsta nee of 2654.01 feet on the North llne of sa Id Section 34 to the North Quarter Corner of Bald Seetlan 34; Thence South OT 43'S9"west,for a d Isla nee of 598.21 feet on the North-South Mid-Seetlan Llne of sa Id Section 34 to the POINT OF BEGINNING; Thence continuing South 00°43'59"West,for a distance of 72S_O8 feet on the Bald North-South Mld-Section Line to the Center.North if ibth Corner of said Seetlon 34; Thence North 8T 26'10'West,for a distance of 2647.62 feet on the East-West 1/16th Llne of the Northwest Qua rter of sa Id Section 34 to the North 1 f 16 th Corner common to Sections 33 and 34 of sa Id Township 4 North,Range 1 west; Thence North W 27'23'East,for a distance of 945.74 feet on the west II ne of said Seetlan 34; Thence South 8T 15'48'East,for a dl stance of 242.14 feet; Thence South W 24'12'West,for a dlstanee of 35 .50 feet to a paint of curve; Thence 6833 feet on the are of a curve to the left,said curve havl ng a radl us of 43.50 feet,a central a ngl a of W 00'OQ'r a chord bearl ng of South 4-C 35'48'East for a distance of 61.52 feet; Thence South 8T 35'48'East,for a dl stance of 13€450 feet; Thence South W 24'12'West,for a dlstanee of 311.28 feet; Thence South 8T 35'48'East,for a dl stance of 61759 feet; Thence North W 24'12'East,for a distance of 72.71 feet to a pol nt of curve; Thence on the are of a curve to the right,said curve havl ng a radius of 800.00 feet,a central angle of Ofi'59'14'r a chord bea rl ng of north 03°S3'49"east for a dlstanee of 97.50 feet, Thence North 07'23'26'East,for a distance of 109.O6 feet to a point of curve; Thence on the are of a curve to the left,said curve having a radl us of 804.00 feet,a central a ngl e of 06'59'14",a chord bearing of North 03°S3'49"East for a distance of 97.50 feet; Thence North W 24'12'East,for a distance of 166_40 feet; Thence South 8T 35'48'East,for a dl stance of 101_65 feet to a point of curve; Thence 161.40 feet on the a re of a curve to the left,said curve havl ng a radl us of 6W-M feet,a central a ngl a of 15'24'44"r a chord bearl ng of North 82'41'sO'East for a distance of 160.91 feet; Thence North 74'59'28"East,for a distance of 67.83 feet to a point of curve; 452 Eaat Shore Oriwe,SeIte IDD.Eagle,Idaho U615 2413.10313.4641 Melentlgroupine.eoro City of Meridian I Department Report VII. Exhibits 226 Page 2 of 2 Thence 26.90 feet on the art of a curve to the right,sa Id curve having a rad lus of IOOAO feet,a central angle of 15'24'44",a chard hearing of North 82'41'SO'East for a distance of 26.82 feet; Thence South 99'3S'48'East,fnr a dl stance of 5.05 feet to the P0I NT OF 9EGI NNI NG. The above described pa rtel conta Ins 26.99 acres more or less. PREPARED BY: The Land Group. Inc. LA4VD ry T a 680 S•2-2024 +JS�, lames R.Washburn THE LINll 452 Ent Shore Drive,Suite 166_Eagle,Itleho 83615 246.10313.4641 th eland grouprne.eorn GROUP City of Meridian I Department Report VII. Exhibits F227] ---- - ----------- Ifs Il I I � R15 ZONING yE - J BAPATL1511BDIVISION R8 ZONING I .. 7 7 7 __—__7\ 9 r uw.ns pl! I I Su -?nnin IN1.00 City of Meridian Department Report VII. Exhibits 228 VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2< 5.0; R-4<2.0; R-8 < 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Service Assessment Notes This data is derived from enterprise application and GIS database, and exported in dynamic reporting. The system references the most recent available from a variety of sources including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information, existing and planned transit, existing and planned roadway improvements, school proximity,park proximity, and other resources. The overall score represents the total points scored using weighted criteria(it is not a ranked order), and the percentile score is relative comparison value of the parcel being considered versus every other parcel in the City(the higher the better). This tool was developed as a City Council prioritized outcome of the 2019 Comprehensive Plan. C. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps,Tables, and Charts 229 E IDIAN;--- Applicant Presentation THE 0 Baratza Subdivision LI LAND GROUP Planning & Zoning Hearing LENNAR°' October 3, 2024 .,� JF fe I In Presentation Summary Comprehensive Plan Community Context ` Development Timeline - Community Amenities Neighborhood Engagement WN Conditions of Approval THE AAND ® Baratza Subdivision GROUP • ��� 11 l_. _ NiTiit--t=t,u"III n!1rrrrrrrm -V�<'rrrmmtLuuL • - � u Wed TrI .'..'.�� - City of Meridian: may, Future Land Use Map (Feb 2024) [EiH � T �$ g - 1, 10A / Citywide � ITTiT���� ��/ McMillan Rd �.114 ��� I- .--. — Law Density Residential BARATZA SUB it Medium Density Residential Med-High Density Residential ■ High Density Residential Commercial I Office N x x x Industrial U I m WRRF IT Comprehensive WRO Plan ® Baratza Subdivision �� GROUP Of CHINDEN BLVD - - CHINDEN SLV Willow Creek . i _ • lemenfary School Q7 - - pleasant View "his - •-■ ` s� =I Elementary Q School Park - w • ', {',• P xa r O+ U >s Park •-'. ^'� j^ -, ". Q ' Cole Valley � _ U _ Z clw,tI ut School W . J ` ,M w r► G m �� •!_, F �erg .««-(-t-+t+t«r � 411+' t-a-h-h�' E}Iit�h 9Chool N'!M rwer�r f(¢ily Creek e - -�,- 1st#-�E CMIL.LAN RD ~ -- Fu MCMILLAN RD M � a f ' -, - 1 IL � ti . .. _ _ � �f �... • � Plantar a Eiomontary SchoA1' ' a J w v LU USaWtooth Y _.�- � -,� J ` - �,• Middle School - ' Park w rt USTICK RD _ USTICK RDY' S oamtxaauc �� r, . _,,. Yy'� - ;f 3. •^ THE�eL�AGE Traffic — Congestion at Black Cat . McMillan intersection • Applicant Goal: Improve street network with Grand Lake Collector and roadway widening • Applicant Goal: Dedicate ROW & invest impact fees for ACHD intersection improvements ♦ + ■♦ lllh RI- cc +��� w. *r■1111 III,�� 1111l1 �\�� !!1 iILLD111 1111/ L�IIff1 1l111111111 1I11111i11i ■♦ .- gllklll -- � ' 111�••i ■■ s I i�111111! C,-(uiiinn�k � .. � ���� 1l11! " I snnnnmirt � — ►�. /�Ii■llllf 1111 ��t/11 1111111 ■!1■�1111_ unrrri uui 1111111 �/1 IIIII IIIII11111 li 111111111= rrrrrr r Ilif \lil!! Iflflll� Ill = lE Ili �• IIII11 I1111 � llil • � A Our um _ 4 NO �• Iflillll IIIIA �- � liiIr 1 Ilflll IIIIIII\� IIIIN �� l iuullln r r: v Iun,r -- ,• ____ ■ 11 IIIIIII 1111 • � lurlE �� ;_ UIIu � Uffic Iffffffl? 1f/ICI .�' ♦ �- "�" Medium Density �tl + -----r�«►_;' _ . + Residential 1 ff 'ii + IIIIIII + 11� •" x Vx111 1!1 LAND Baratza Subdivision Neighborhood Engagement ""' ir GROUP T GrandPedestrian Safety — Walking routes to Pleasant View Elementary School Applicant Goal: Improve safe pedestrian routes on McMillan, Black Cat, and Lake in first phase 1� �nur�rul .• - �� Cl,l ,�: ��� i j� �" �I�l III 11111►r �_ =— , ,� + � p'� ••1 nnil►`.a. _� nth winunrliull,ll I/iiT fiiii►-IrrINIIf1 1• 1 j„` j 11,111111 ■ - I_ Ilnunl,l 11111111,�� — -� ,►�������� �� �N1�� f11111►�� lilt..i111 Its�: llflllll�����y`: .*. Irllii tl��� iillii•���!� LEWH �.rll■ill't�r,r�,- �h �Irllii � 111i11a�� � M[J-(; ,wnn,d ull-�--tIlllll�s'' �. „ �^.�_ �. I�.I1111111:'rllf Inulln ■till � •,,, , r`�� �' �llfl'Allllll� _ =c -llli-� _1=�hululis::�1i111' Iflllll illltll! _ ,+ru+ u„r = —_ �l �,/Ii!!1 ♦ • • • � >;�111111111111�'-�Irllllll� I111111111 1111111111111= ��i1i � N '�'�t -1 �`1111111[Ilrll) 111111� +�lIIIH IIII111111�=� 1111111iEel IIiE Ill I ' I _t/��1t1 F1 1 , n ;1„- 111tt 111t1►/tiirNllll , _ --- -- �`� —1111.=�. =.-III= 11111111,',I,I i CGS----�--= p [� ■ �:_r,nrrr„;+�tll/l ii 11 —r• n 1 ,�,� •' —.rr�,r�i-�'llAl/1 f111f11t111lIIIIN�1 �_ —Illlllli r,r►�„rq, ;j`'atrlllll ,1,1t 1111„nu if 111 a _— � i/in r„I111111►1 1`�`�lAl�E +liila .III lllll'� - Medium Density � _, � + Residential - 1,1, Ilr amp � . �11������1111���11��1 111111I11111�1�11111111111 � }` ��. 111111111111111 IIIIIIIIIIIIIIIIIIII ,- LLIM 111E . IN 11111 ME11�11111111111 I � 1. ACHD STAFF REPORT: 10.01.2024 — Roundabout is in the Integrated Five-Year Work Plan ACHD Planned Improvements 1. Capital Improvements Plan (CIP)1 Integrated Five Year Work Plan (IFYWP): • The intersection of McMillan Road and Black Cat Road is scheduled in the IFYWP to be reconstructed as a multilane roundabout with 4-lanes on the north leg, 4-lanes on the south, 2-lanes on the east, and 2-lanes on the west leg, in 2028, and will include an APS (accessible pedestrian signal) with LPI (leading pedestrian interval). ® • Traffic Impacts NGR,U ® Baratza Subdivision !� c�our f IF f I I `:; -,qw ` -r -�THE • yLAND Baratza Subdivision Community Amenities •! GROUP Soo Old 411 li rit 1i �F+1M-t — r Ill . _ eorwr.rm .1.�IiFrIJ,lf!E Wt/OLESUE• •I J. OPEN SPACE REQUIRED: 15% OPEN SPACE PROVIDED: 23.8% / 19 ACRES AMENITY POINTS REQUIRED/PROVIDED: 16/21 _ q X -x—x.� — or's x- _x. -x -x x_.x.. x x x x x \._. - 0 250' 500' • Baratza Subdivision Community Amenities ' GROUP a F�' �j 3# y� ul a _ r w - - - a � Is n ti^ F mill fi '3 _r �� L i• :I r �> i k 10 a k r A ! F r• .r r "L '.a -PP 're. 2•�4i m' _ - -2 N'i�1�fl v AN n ----__ _ .. C... ` low— 11 Ivor, 9a^ yy "�lw 4NI ;� TV Conditions of Approval Condition #2: "'Provide mix of dwelling type..." ,1 t f � 00 Housing Type Exhibit Horizontal Scale. 1 00 ,T+ • , • WHO D • Subdivision 21 40-FT WIDE LOTS - r 2025 FARMHOUSETRADITIONAL rC• 02 r r 11 45-FTWIOELOTSM. 1 _raa�saa•;..a�ai��ssaas _ --- -------_ 111112 atssftiierriti + WIDE LOTSM �► r I TIE i ,T+ • , • D • 1� — �� �1111! 11�� �,�� �'� :� ���11111 llllll►r� `� �� � .} ¢ Housing Type — Desire ""single family" type of housing & density Applicant Goal: Listen to Neighbors Align with surrounding community If r = �.•}.�. � [#[[[ [111# -��I/111•E EIl1.1���� �� IIIII � a ■� . r a E� - _ uln 111111 ♦� ,�� . t�u ntl.., 1°Iiu`�•I�ii�'s:,�����f1u1A[i'[1[ tur ! I _Elul f Mn�11l11� �,-lii_�'!'�}: ��rrr�ulr„nll� MU_C �..!••r1 "Y�:"�;_r.�1i11111L��= �![J�C IIII�Illrlll'= /IIIIIIU•'��/1111 �1111111 [[#111111_''iinurnniu �=��;_���Irnnnulil��iIIFIUI��nm_uul lnlrrnnlll=ice " '�1 w`Ilq lll111111� �I1111�' =_�Illlli IIIIIIIIIF,�= rrrrrrrr+rrr I,= � �; � _��'iI111111111fIfI111F11 � I 111111'Ill[Illlll _-��"rill"n 1 '= - J• . F0. Vj 03.p! Jill LAND Baratza Subdivision Neighborhood Engagement GROUP .rf1 rai . uuul 1lll IIIIIIIIIIiIII �Ilr�+ir�y� .iN1[ �'11111 u .�-�fI1111 --- a `II11111 �rrllu tn�,��� -�,N1rr���`�A•I111111r11,I�`�� === i- -- - + _ Office Residential + � - 111111•r Block Length Waiver Requested: —EP _ EP EP w►r �rw RM AN _ - — --- — � BLOCK 1 i� �^ -BLOCK 17 I� �-- •r — smEETe— — _ � 597,83' BLOCK 2 BLOCK 3 - — r-i f1 w H V1 x 39B.O4'— 200 200 190.39 240 i e BLOCK LENGTH MAX: 750' i TRAFFIC CALMING INTERSECTIONS 3�ocKs I" REQUESTED WAIVER: 776' • 200 fi 1• -- srn�r c 446.22, 478' 70 BLOCK 9 ° BLOCK 10 BLOCK 11 N fiLOCK 15 BLOCK 12 a BLOCK 13 J a` 600• S7i1En 481.12 4 BL K9T-FF 777.8i 2?7F9 __ �— � BLOCK 74 HL DCK 16 LAND Baratza Subdivision ! GROUP Request: Recommendation for Approval Annexation, Re-Zone, and Preliminary Plat with block length waivers for Baratza Subdivision xtxxx . x Thank You - - - - - - - - - - - - - - — — — — — - 0— ►p kI ,f d 0 250' 500• LAND Baratza Subdivision !✓ GROUP v IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from July 18, 2024 for The Gateway at 10 Mile (H- 2024-0010) by KM Engineering, LLP., located at NE corner of W. Franklin and N. Ten Mile Rd. Application Materials: https://bit.ly/H-2024-0010 A. Request: Conditional Use Permit for 390 multi-family units in the R-40 zoning district. B, Request: Preliminary Plat consisting of 31 buildable lots and 3 common lots on 38.99 acres of land zoned C-G and R-40. 230 PUBLIC HEARING SIGN IN SHEET DATE : October 31 2024 ITEM # ON AGENDA : 8 PROJECT NAME : The Gateway at 10 Mile ( W2024 - 0010 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes , please provide HOA name 2 _ r ( 6 � l uv. blue 4& Gt . 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING October 3,2024 Legend DATE: Project Location TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner 208-884-5533 SUBJECT: The Gateway at Ten Mile PP, CUP ". ;✓ - H-2024-0010 LOCATION: NEC of W. Franklin Rd. &N. Ten Mile Rd., in the West %of the SW 1/4 of — - Section 11,Township 3N.,Range 1 W. (Parcel: 51211336065) I. PROJECT DESCRIPTION Preliminary plat(PP)consisting of 31 buildable lots 3 common lots on 38.99+/-acres of land zoned C-G and R-40 for The Gateway at Ten Mile; and a Conditional use permit(CUP)for a multi-family development containing a total of 390 residential dwelling units in the R-40 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 38.99-acres(plat boundary) Future Land Use Designation Mixed Use—Commercial(MU-COM)with a small area of Civic in the Ten Mile Interchange Specific Area Plan (TMISAP) Existing Land Use L Vacant/undeveloped land Proposed Land Use(s) Commercial,multi-family development Current Zoning — General Retail and Service Commerical District(C-G)& High-Density Residential(R-40) Proposed Zoning NA Lots(#and type;bldg/common) 31 buildable lots/3 common lots Phasing plan(#of phases) A Phasing Plan was not submitted Number of Residential Units(type 390 units(200 one-bedroom, 174 two-bedroom,and 16 three- of units) bedroom units) Page 1 F 31 Density(gross&net 10(gross)units/acre Open Space(acres,total [%]/ 4.44 acres buffer/qualified) Amenities A clubhouse with a swimming pool,fitness center,pickleball court,two 5,000 square foot open space areas,a dog park,and bike repair shop. Physical Features(waterways, The Ten Mile Creek bisects a small portion of the southwest hazards,flood plain,hillside) corner of the lot. Neighborhood meeting date;#of February 21,2024;no attendees other than the Applicant attendees: History(previous approvals) H-2020-0046(DA Inst.#2021-082775—Gateway at 10 Mile) B. Community Metrics Description Details Page Ada County Highway See Link to the Staff Report in Section IX below. District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study Yes es/no Access Access is proposed via W.Franklin Rd.,N.Ten Mile Rd.as shown on (Arterial/Collectors/State the plat. Hwy/Local)(Existing and Proposed) Traffic Level of Service W.Franklin Rd.—better than"B"/existing plus project`; S.Ten Mile Rd.—"F"(acceptable level of service is"E") Stub There is a stub street on the east boundary of this site(W.Fred Street) Street/Interconnectivity/ that is extended to the west then runs north through this site. Cross Access Existing Road Network There are no existing internal roadways within the site;W.Franklin Rd. and N. Ten Mile Rd. are existing arterial streets that border the site along the south and west boundaries. Existing Arterial Curb,gutter and a 7-foot wide attached asphalt path exists along N. Ten Sidewalks/Buffers Mile Rd. Curb,gutter and a 7-foot wide attached(near the intersection) and 5-foot wide detached(outside of the influence area of the intersection)concrete sidewalk exists along W.Franklin Rd.No buffers exist on this site along either roadway. Proposed Road There are no roadways,bridges or intersections in the general vicinity Improvements that are in the IFYWP or the CIP. Fire Service • Distance to Fire 2 miles from Station#2 Station • Fire Response Time Within 5-minute response time goal • Resource Reliability 74%(goal is 80%or greater) • Risk Identification 4—current resources would not be adequate to supply service to this proj ect. Page 2 F 32 Description Details Page • Accessibility Meets all required access,road widths and turnarounds • Special/resource Will require an aerial device—can meet this need in the required time needs frame if a truck company is required. • Water Supply Will vary depending on building size and occupancy types. • Other Police Service See Section IX.D West Ada School District • Distance(elem,ms,hs) West Ada School District has experienced significant and sustained growth in student enrollment dur years.Based on current enrollment data specific to the area surrounding this proposed development development consisting of 0 single-family units and 390 multi-family units could house approximately • Capacity of Schools children.Approval of this application will affect enrollments at the following schools in West Ada Sch • #of Students Enrolled Enrollment Ca ac' Chaparral Elementary School 513 700 Meridian Middle School 955 1250 Meridian High School 1769 2075 • Predicted#of students 51 school-aged children generated from proposed development Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed • Estimated Project Sewer ERU's See Application • WRRF Declining Balance IEWoject Consistent with WW Master Plan/Facility Plan Yes • Impacts/Concerns •Flow is committed •See Public Works Site Specific conditions in Section IX.B Water • Distance to Water Services Water available at site • Pressure Zone 2 • Estimated Project Water ERU's See application • Water Quality None • Project Consistent with Water Master Plan Yes • Impacts/Concerns See Public Works Site Specific Conditions in Section IX.B Page 3 F 33 1 ■■II 1 m.,. ..111►+11 ka h1.._..PINE........_, ,:: F`, . PINE • E�� _ 1"III ::- •s - e VJ, ••°1 '•••-• ' e ■ , ■111. - ..� ! spin WE IMMMI ■� �r. • - • ���IIIIIIIIII x a1.o - • - • n�... '.,�gip?�::. - • - • --''.::::::S:: �,:•:�::. • • • • 1♦:' : :::::• •: n Oi L I/I•u..n•�I�...... 1' • • • • ,,_.U._::::::::nm�uuu J.,•'.Illnnm•�Iuuw P.INE "el �■-� -.o-.off ...... �a�.''''''�r _ _ ..,.. _ ,. � W ::w�u' m\••••'•'� I ................'' : ::w� \\::::� III - •'�••.�.;:•�: till �. :;III„ ,,1��,.���f,�_ —:.��■�q���■1��. � �1 - �'�n■.r.��'�� J---�Y��`� fit`'=' wp@ IIIIII IIIIIIII - ': I���il���l`��IIIIIIII IIIIIIIIII C • C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 9/17/2024 Radius notification mailed to properties within 500 feet 9/13/2024 Public hearing notice sign posted 9/16/2024 on site Nextdoor posting 9/12/2024 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAI�: LAND USE: The property is designated Mixed-Commercial(MU-COM) and Civic on the Future Land Use Map(FLUM)in the Comprehensive Plan. This property is located within the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The purpose of the MU-COM designation is to encourage the development of a mixture of office,retail, recreational, employment, and other miscellaneous uses,with supporting multi-family or single-family attached residential uses(see pg. 3-9 in the TMISAP for more information). Mixed-use designated areas in the TMISAP are recommended locations for development of activity centers that are specifically planned to include both residential and non-residential uses.Mixed-use areas are anticipated to have 3 or more significant income-producing uses(i.e. retail, office,residential and lodging facilities)with significant functional and physical integration in conformance with a coherent plan(pgs. 3-7 &3-8). The site is proposed to develop 17 commercial lots with uses that may include retail,restaurants,personal and professional services, and office uses as shown on the site plan in Section VIII.H. Additionally,the Applicant has provided plaza and seating areas in the commercial areas that will be easily accessible and approachable to residents and patrons (refer to figures below). }fI &f11o5FUiN6 MAP rO51f I o 1 fr a1AIA,�l rrteww..anfan ercx fenwo e¢errca rxmP++��•.o*• r � � r'r f Page 5 F 35 The multi-family complex consists of six four-story interior corridor-style buildings and five three-story townhome-style buildings, all featuring flat roofs and contemporary finishes(200 1-bedroom, 174 2- bedroom units, and 16 three-bedroom units). Additionally, amenities include a clubhouse, swimming pool, fitness center,pickleball court,three 5,000 square foot open spaces, a dog park, and a bike repair station located within the central open space. The proposed development encompasses a total of 390 residential units and 17 commercial lots on the overall site. Bicycle and pedestrian connections with decorative street crossings are integrated throughout the site, allowing residents of the multi-family portion of the development and visitors to travel within both the commercial and residential areas, as shown in Section VIII,Exhibit D. Staff finds the mix of income-producing uses proposed as well as the vertical and horizontal integration of such uses and residential densities interconnected by pedestrian walkways and amenities is generally consistent with the goals of the TMISAP for this area. Transportation: W. Franklin Rd. and N. Ten Mile Rd. are existing 5-lane arterial streets that run along the south and west boundaries of the site and are fully built out. S. Wayfinder Avenue and W. Fred Smith Street are proposed to be extended as collector streets from W. Franklin Road at the southeast corner and off-site along the eastern boundary of the site consistent with the Master Street Map in the Comprehensive Plan and the Transportation System Map in the TMISAP. The Transportation System Map depicts the Ten Mile intersection with Wayfinder Avenue as a full access. The Street Section Map depicts this segment of Wayfinder as Street Section E,which is a towncenter collector street per the Transportation System Map. Buildings on such streets are built to the sidewalk and tree-wells are required. The pedestrian experience is enhanced with 12-foot sidewalks, street trees inwells, and pedestrian scale lighting. Ample on-street diagonal parking supports the businesses within the Lifestyle Center and in Mix Use Commercial area. This section may be modified to allow parallel parking as a local section in these areas. A 5-foot wide dry-utilities corridor should be provided along both sides of the street curb. Both wet utilities may be located in the street. Streetlights should be placed in the dry utilities corridor on either side of the street. NAM m mr I I.., no- 64 M Frtng SIree[ Sectian E I i Design: Conceptual building elevations were submitted for the multi-family residential structures and the associated clubhouse. The design of the proposed multi-family structures appears to be of a high quality and are generally consistent in style,materials and colors. Elevations weren't submitted for the commercial portion of the development as tenants are unknown at this time. Final design of the site and all structures is required to comply with the design elements of the TMISAP per the Application of Design Elements matrix on pg.3-49 of the TMISAP and the design standards in the Architectural Standards Manual in accord with the Development Agreement(Inst.#2021-082775,provision#5.1j). The commercial portion of the development should incorporate similar design elements,colors and materials as the residential portion of the development. Page 6 F 36 Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) A variety of multi family housing is proposed in this development consisting of interior corridor-style buildings and townhome-style buildings, allfeaturingflat roofs and contemporary finishes, which will contribute to the variety of housing types in the City, specifically in the Ten Mile area as desired, that should cater to different financial capabilities. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. The West Ada School shows capacity at area schools below capacity currently serving this area. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers."(2.01.01H) The site is located at a major intersection along two major mobility arterials (Franklin and Ten Mile Roads) and in close proximity to employment centers. Transit services exist in the Ten Mile Crossing development to the south at the intersection of Vanguard/Wayfinder to serve this area—other transit stops may be added in the future. Transit services are available to serve this site via Route 40. Lots 4 and 5, Block I align with the future land use map designation of"Civic"and have been preserved to comply with DA Provision 5.1.d. Currently, Valley Regional Transit does not have any specific plans for a transit center in this location. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The proposed project with multi family residential and commercial with nearby employment (retail/office uses) and restaurant uses, should provide a good mix of uses that residents won't have to travel far for, thus reducing vehicle trips and enhancing overall livability and sustainability. • "Slow the outward progression of the City's limits by discouraging fringe area development;encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) This property is an enclave currently annexed into the City and surrounded by other annexed land. The development of this property will maximize public services. • "Improve and protect creeks and other natural waterways throughout commercial,industrial and residential areas."(4.05.01D) The Ten Mile Creek runs through the site's southwest corner and is proposed to be preserved as a natural amenity on Lot 10, Block 3. The Applicant should protect and enhance Ten Mile Creek by adding planters with trees, shrubs, and boulders to match the landscaping Brighton installed around the creek across the street. • "Require collectors consistent with the ACHD Master Street Map(MSM),generally at/near the mid- mile location within the area od City impact."(6.01.03B). A Collector street(Wayfinder Avenue) is proposed along the eastern boundary of the site, intersecting with the proposed continuation of W. Fred Street(local street) running west, consistent with the Page 7 F237] MSM. • Provide housing options close to employment and shopping centers". (3.07.02D) This project is proposed as a mixed-use development, offering both residential and employment opportunities within the same area. Additionally, the area immediately south of the subject site, in the Ten Mile Center Subdivision, is filled with commercial and employment development. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan as discussed above and is consistent with the approved Development Agreement. VI. STAFF ANALYSIS A. PRELIMINARY PLAT A preliminary plat(PP)consisting of 31 buildable lots on 38.99+/-acres of land in the C-G and R-40 zoning districts is proposed for The Gateway at 10 Mile (see Section VIII.A). The Applicant has not yet submitted a phasing plan. Staff recommends that the Applicant provide,or be prepared to discuss a phasing plan at the public hearing. Additionally,the development agreement requires the Applicant to connect to W. Fred Smith Street from the east. Staff recommends that the plat illustrates the connection from the east. Existing Structures/Site Improvements: There are no existing structures on this site. Curb, gutter, and a 7-foot wide attached sidewalk exist along N. Ten Mile Rd. Curb, gutter, and 7-foot wide attached and 5-foot detached sidewalk exist along W. Franklin Rd. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and Table 11-2B-3 for the C-G zoning district. In the R-40 district,residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required per Building Code. In the C-G district,there are no minimum setback requirements; however, future buildings may not encroach within required street buffers and residential structures must have a minimum 20-foot separation between structures per Building Code. Access(UDC 11-3A-31: Access is proposed via three roads: W. Franklin Rd., a commercial arterial;N. Ten Mile Rd.,a residential mobility arterial; and the future extension of N. Wayfinder Avenue,a towncenter collector street designated as N. Innovation Lane on the plat. However,the Applicant inaccurately labeled the collector street as S. Innovation Lane on the plat,whereas S. Innovation Lane is located farther west across Franklin Road and functions as a local street. South Wayfinder Avenue lines up directly to the development's south across Franklin Road. Staff recommends that the Applicant correct the name of the future collector street on the plat. Two(2)access driveways are proposed via W. Franklin Rd.—one(1)right-in/right-out only(Private Street A), 565-feet east of Ten Mile Rd. and one(1)full-access, east of Ten Mile Rd. (Wayfinder Avenue -future collector to be built). Upon dedication of the required right of way by third parties,the Applicant shall construct half plus twelve feet of the future collector street adjacent to the property's southeast corner, as shown on the preliminary plat The City supports the additional access to Franklin Road because the completion of the collector roadway is contingent upon the owners of the adjacent properties to the southeast(parcels S1211336300&S1211336401) ACHD has approved the full access for the future collector to be built as a full access and the right-in/right-out only as proposed Page 8 F 38 with Private Street A. Staff recommends depicting Private Street A as a drive aisle on the plat because it does not meet the private street standards outlined in UDC 11-3F-4. Two(2) access driveways are proposed via S. Ten Mile Rd.—two(2)full-accesses, 825-feet north of Franklin Rd. (Public Street B) and one (1) 1,330-feet north of Franklin Rd. (Public Street A). Where access to a local street is available, the Applicant shall reconfigure the site circulation plan to take access from the local street (Public Street Q in accordance with UDC 11-3A-3. Staff recommends removing the access for Public Street B on Ten Mile Road from the plat limiting the number of access points on a busy arterial street near an intersection per UDC 11-3A-3. The proposed commercial lots can take access from Public Street C. The following existing driveways are to be closed per ACHD's conditions of approval: Close the existing driveway onto Franklin Road located 712-feet east of Ten Mile Road with vertical curb, gutter, a 5-foot wide planter strip and 5-foot wide detached concrete sidewalk to tie into the existing improvements on either side, as proposed. Close the three existing driveways onto Ten Mile Road located 260, 610 and 970-feet north of Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie into the existing improvements on either side. Other than the accesses specifically approved with this application,direct lot access is prohibited to Franklin Road and Ten Mile Road and should be noted on the final plat(refer to figure below). Staff is supportive of the construction of a continuous local commercial street extending from Ten Mile R4ed thrOUgh the site tp the$pVthe0sl prgperty ling (highlighted in red)and the proposed rlghl-irvrlght-out only drlveway-onto Franklin Road (highlighted in orange). The proposed Idcal street access to Ten Mile Road.Site Acoess B.located 505-feet south of the proposed local street, Street A. ,w,4 should not he �a approved as proposed, as it t : t does not meet Local Street Intersection ® y• r Spacing on M inor Arterials which requires a ' u minimum offset PM 1 of 660•feet from any other 4 RIVATE I roadways, is not i r� M DRIVE needed to serve I P r AISLES the site and this & site will have _ r access to the s signalized intersection of 3ehek Amara nklin I Road via Fred — Smith street. y = See Findings W. on page 17 For ;. i 11 ArFI HOER AVEHLIE - the requirements ,.. w a_ -ems_ regarding Street 6, a proposed R IRO o NLY scree and fecal DRIVEWAY the proposed cut- = de-sac al the terminus of -� r—fir Street A. A Fire Protection Access/Phasing plan was not submitted with this application,which is included in the Fire Dept. comments in Section IX.C. Page 9 F 39 Based on ACHD's traffic counts,with development of this property Franklin Rd.will still operate at an acceptable level of service (i.e. "E") but Ten Mile Rd.will not("F").An acceptable level of service is "E" (refer to below). Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Franklin Road between Ten Mile Road and 724-feet Principal Arterial 925 Better than "E" Wayfinder Avenue Ten Mile road between Site Access A and 1,486-feet Minor Arterial 1,555 Franklin Road *Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). • Acceptable level of service for a seven-lane principal arterial is "E" (2,720 VPH). *Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). Road Improvements: Ten Mile Rd. and Franklin Rd. are fully improved with 5-lanes; road widening is not required. The Applicant proposes extending W. Fred Smith Street from east to west,then turning into Public Street C heading north. The Applicant should connect into Fred Smith Street from the east and construct Street C and Fred Smith Street as a 36 foot wide local commercial street sections with 2- travel lanes,parking on both sides of the roadway, vertical curb,gutter, and bulb-outs at intersections and pedestrian crossings with an 8 foot planter strip and 10 foot wide multi-use pathways on both sides of the roadway. The Applicant proposes constructing Public Street A to run east-west along the northwest portion of this site, ending at the southwest corner of the proposed future Civic site, as required by the Development Agreement(#2021-082775). The Applicant should construct Street A between Ten Mile Road and Street C as a 36 foot wide street section with 2-travel lanes,, vertical curb,gutter, an 8-foot wide landscape strip, and 10 foot wide detached concrete sidewalk. The Applicant proposes to construct a portion of Wayfinder Avenue to the site's east property line. The Applicant should construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue with a minimum of a 50 foot paved turning radius in accordance with ACHD's conditions of approval. The Applicant should construct the following turn lanes in accordance with ACHD's conditions of approval: Construct a dedicated westbound right-turn lane on Franklin Road, as proposed, when Site Access C, a driveway, is constructed to intersect Franklin Road located 565-feet east of Ten Mile Road. Coordinate the design of the turn lane with ACHD's Development Review staff. Construct a dedicated northbound right-turn lane, on Ten Mile Road, when Site Access A, a local street is constructed to intersect Ten Mile Road located 1,330-feet north of Franklin Road. Coordinate the design of the turn lane with ACHD's Development Review staff. Page 10 F240] As noted above, City Staff recommends that the center access be removed from the plan,unless otherwise approved by City Council. Pathways(UDC 11-3A-8) & Sidewalks(UDC 11-3A-17): There are no multi-use pathways depicted on the Pathways Master Plan for this site. Walkways are proposed throughout the site for pedestrian access and interconnectivity. A 7-foot wide attached sidewalk exists along Franklin Rd. abutting the site within the influence area of the intersection transitioning to a 5-foot wide detached sidewalk for the remaining site frontage.A 7-foot wide attached sidewalk exists along N.Ten Mile Rd.,which should be a minimum 6-foot wide detached sidewalk, separated from the curb by a minimum 8-foot wide tree lawn/parkway, consistent with Street Section A in the TMISAP(see pg.3-20).A 10-foot wide pathway is preferred along Franklin Rd. and Ten Mile Rd.based on ACHD's adopted Livable Streets Performance Measures but not required. Staff is not requiring the Applicant to replace the existing 7-foot wide attached sidewalks and 5-foot wide detached sidewalk that run along both arterials. The Applicant is proposing what appears to be 6-foot wide sidewalks along both sides of W. Fred Smith Street and Public Street C. Staff recommends that the Applicant construct 10 foot wide detached pathways along both sides of these streets in accordance with ACHD's adopted Livable Street Performance Measures and UDC 11-3A-5. West Ada School District(WASD) recommends the addition of a micro-path from the plaza area between Street A and Street B to the sidewalk along Ten Mile Road. This location would be a prime location for a bus stop. Landscaping(UDC 11-3B): Street buffer landscaping is required to be provided with the subdivision in accord with the widths specified in UDC Table 11-2A-8 for the R-40 zoning district and 11-2B-3 for the C-G zoning district based on the street classification and planted in accord with the standards listed in UDC I1-3B-7C. A landscape plan was submitted for the proposed subdivision landscaping,included in Section VIII.B. Required street buffer widths are as follows: 25-feet along W. Franklin Rd., an arterial street; 25-feet along N. Ten Mile Rd., an arterial street; 20-feet along N. Wayflnder Avenue, a collector street; and . The street buffers along W. Franklin Rd.,N. Ten Mile Road, and the portion along N. Wayfinder Ave. east of the driveway access nearest the intersection appear to meet the minimum width standard. Multiple common lots for the street buffers are depicted on the plat and they should be maintained by the property owner or business owners' association in accord with UDC 11-3B-7C.2b. The number of trees proposed in buffers meets the minimum standard required by UDC 11-3B-7; however,the TMISAP requires an enhanced street buffer to align with the TM Center Subdivision directly to the south. (refer to figure below). Furthermore, Staff finds that the Applicant should enhance the landscaping around the Ten Mile Creek on Lot 10,Block 3 to create ab attractive linear open space for the development. Page 11 F 41 " 4 � ., nth� d s�1�7r-�,. � r• ��� � ��� F77 ,:' j,rp • �,` 3 ti� -,r 'GIs�',' i� '�+- '' ,gym w..a•.,r;+.' . �yx� F'i :' .ate,y s• i.M1• _ . ►ram _ .fit. . s 1 �. ' I - ',j.w t - .- �'of ys ';�,' ' �,•Y�� �' ,�• w. Landscaping is required in common open space areas in the R-40 portion of the development in accordance with the standards listed in UDC 11-3G-3E. A calculations table is included on the landscape plan submitted with this application demonstrating compliance with the above standards; however, Staff recommends that the applicant enhance the street buffers in accordance with the TMISAP guidelines (pages 3-26,3-27, 3-28,3-29& 3-30. Waterways(UDC 11-3A-A): The Ten Mile Creek bisects the southwest corner of this site and is proposed to be left open as an amenity for the development in accord with UDC 11-3A-6,which requires laterals to be piped unless improved as a water amenity or linear open space. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Pedestrian-scale street lights consistent with Street Sections A and B in the TMISAP are required along W.Franklin Rd. and N. Ten Mile Rd. (see pg.3-22). Streetlights shall be placed in the dry utilities' corridor on either side of N.Wayfinder Avenue in accord with Street Section Ein the TMISAP (pg.3-23). Page 12 F242] Dry utilities should be located at the back of the curb in the dry utilities corridor along S. Ten Mile Rd. and W. Franklin Rd. in accord with Street Sections A and B in the TMISAP (pg. 3-22). A 5-foot wide dry-utilities corridor should be provided along both sides of S.Wayfinder Avenue; both wet utilities may be located in the street. Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18.A Preliminau Geotechnical En ine eeringRReport dated 03/06/2020 was submitted with this application; an updated copy should be submitted prior to or with the first final plat application. B. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT Conditional use permit(CUP) for a multi-family development containing a total of 390 residential dwelling units(200 1-bedroom units, 174 2-bedroom units, and 16 3-bedroom units)in the R-40 zoning district for The Gateway at 10 Mile. The proposed development plan is in substantial compliance with the conceptual development plan and building elevations included in the Development Agreement(Inst. #2021-082775)as required. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: A. Purpose. 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections,easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site design. 1. Residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches, and patios, and how they impact adjacent properties. Page 13 F 43 The residential buildings look to meet the minimum setback requirement of 10 feet as required. 2. All on-site service areas, outdoor storage areas,waste storage,disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street;all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway, and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standards would create an inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as outlined in section 11-513-5 of this title. The floor plans submitted with this application depictpatios and balconies that exceed this standard. 4. For this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space.None of these areas were used in the open space calculation. 5. No recreational vehicles, snowmobiles, boats, or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall adhere to this standard 6. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all districts", of this title. The proposed parking meets and exceeds UDC standards (see parking analysis below). Additionally, the Applicant has provided seven (7)storage buildings/garage structures intended for use as either storage or additional parking for tenants. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office.Located in clubhouse. b. A maintenance storage area.Located in clubhouse. c. A central mailbox location, including provisions for parcel mail,that provides safe pedestrian and/or vehicular access.Located in clubhouse d. A directory and map of the development at an entrance or convenient location for those entering the development.Depict on site plan The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard. C. Common open space design requirements. 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10) percent of the gross land area for multi-family developments of five (5) acres or more. The multi- family portion of the site is 17.5 acres, requiring 1.75 acres(76, 052 square feet)of baseline open space according to the standard. The Applicant is proposing 10.52% of baseline open space, totaling 1.84 acres(80,157 square feet), exceeding the requirement. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed. Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; Page 14 F 44 (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards;and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development,accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation,social gathering,and relaxation to serve the development. Staff finds the proposed open space areas within the multi family development comply with these standards by providing open space that is well connected,highly visible,and promotes health and well-being by supporting a range of leisure and play activities with the proposed amenities and general design of the open space.See the submitted landscape plan and rendering for a visual of compliance with this standard. 3. All multi-family projects over twenty(20) units shall provide at least one (1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total.Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway,are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000)square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision- making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. b. Alternative compliance is available for these standards if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. The submitted plans feature three common grassy open space areas, each 5,000 square feet in size that exceed the requirement. These areas are situated internally to the site, adjacent to Building "F"; adjacent to the clubhouse, and between Buildings "E"and "D': 4. In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150)square feet for each unit containing five hundred(500)or fewer square feet of living area.None of the units are below 500 square feet(sf.) of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred(1,200) square feet of living area. There are 320 units proposed between 500 and 1,200 s.f.; therefore, a total of 1.84 acres (80,000 square feet) of common open space is required. C. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred(1,200)square feet of living area. There are 70 units proposed that are over 1,200 sf of living area; therefore, a total of 0.56 acres (24,500 square feet) of common open space is required. At a minimum, a total of 104,500 sf. (or 2.40-acres) of outdoor common open space is required to be provided in the proposed development. A total of 113,424 square feet(or 2.60-acres) is proposed to be provided in excess of UDC standards. Overall, the proposed qualified open space complies with the standards in 11-4-3-27C. Page 15 F245] 5. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty(20) feet. The common open space areas depicted for the overall multi family development meet this requirement. 6. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. Staff is not aware of any phasing for the proposed multi family project. 7. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to a collector or arterial streets unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. The Applicant is not including or requesting that the required 25 foot street buffer along N. Ten Mile Road(arterial roadway) and W. Franklin Road(arterial roadway)be included as part of the open space calculations. However, these frontage improvements are required with the development of the proposed commercial portion of the development. D. Site development amenities. 1. All multifamily developments shall provide for quality of life,open space,and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with a waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage b. Open space. (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches,landscaping, and a structure for shade. c. Recreation. (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards. Page 16 F 46 (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop. (4) Charging stations for electric vehicles. 2. The number of amenities shall depend on the size of the multifamily development as follows: a. For multifamily developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided,with one(1) from each category. c. For multifamily development with seventy-five (75)units or more, four(4) amenities shall be provided,with at least one(1)from each category. d. For multifamily developments with more than one hundred (100) units, the decision-making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection (D), provided that these improvements provide a similar level of amenity. To satisfy the specific use standards for the proposed 390 multi-family units the decision- making body may deem if the proposed amenities for the multi-family development is sufficient. According to the submitted plans and narrative, the applicant believes they have included four qualifying amenities, each from a different category. The proposed amenities consist of the following: ➢ Clubhouse ➢ Swimming pool ➢ Fitness center ➢ Pickleball court ➢ Three 5,000 square foot open space areas ➢ Dog park ➢ Bike repair station ➢ Enclosed storage All amenities are located within the central open space lot. The Applicant is proposing multiple amenities from the"Quality of Life"category,and missing an amenity from the"Open Space" category. The Applicant should add a picnic area that includes tables,benches,and a structure for shade in one of the open space grassy areas to meet the requirements of UDC Code 11-4-3- 27.1)for the site. Overall,the proposed amenities satisfy the required standards. E. Landscaping requirements. 1. Development shall meet the minimum landscaping requirements by chapter 3,"regulations applying to all districts", of this title. 2. All street-facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. Page 17 [247 b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. According to the submitted landscape plans, the Applicant is showing compliance with this standard. F. Maintenance and ownership responsibilities. All multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall comply with this requirement and provide said document at the time of CZC submittal. Landscaping(UDC 11-3B): Street buffer landscaping is required to be provided with the subdivision improvements as noted above in Section VI.A. Parking: Off-street vehicle parking is required for the proposed multi-family dwellings as set forth in UDC Table 11-3C-6.Based on(200) 1-bedroom units, 174 2-bedroom units,and 16 3-bedroom units, a minimum of 735 off-street spaces are required with 390 of those being in a covered carport or garage, and 39 spaces designated for guest parking.A total of 744 spaces are proposed,including 363 carports provided,231 standards provided,and 150 garages provided. The proposed parking exceeds the minimum standards per the UDC code.Furthermore,the Applicant has provided seven storage buildings,totaling 82 storage garages, designated for either storage purposes or additional parking for tenants. Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with the standards listed in UDC 11-3C-5C. One bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof. Based on 744 spaces,a minimum of 30 spaces are required. The site plan states a total of 30 spaces are proposed for the multi-family portion of the development. Bike racks should be provided in central locations for each building as proposed and comply with the standards listed in UDC 11-3C-5C. According to the submitted plans, the Applicant is demonstrating compliance with this standard. Fencing(UDC 11-3A-7): A 6' privacy fence is proposed on the north and west side of the multi-family development. Staff recommends that the Applicant submit a detail of the fencing at the time of CZC submittal. Building Elevations(UDC 11-3A-19;Architectural Standards Manual; TMISAP) Conceptual building elevations were submitted for the various types of multi-family units proposed in this development as shown in Section VIII.F. All of the structures consist of a complementary mix of materials,including stucco,brick veneer,horizontal exterior cement siding,metal parapet caping, glazing,and colors. The Applicant should work with the Police Dept.on a plan for emergency police access into each building entry point using a multi-technology keypad(see Section IX.D for more information). An administrative Design Review application is required to be submitted for approval of the design of the multi-family structures and clubhouse prior to submittal of building permit application for those structures.An application for Certificate of Zoning Compliance is also required to be submitted along with the Design Review application. The design of the structures is required to be consistent with the design standards in the Architectural Standards Manual and the design guidelines in the TMISAP as noted in the Development Agreement(Inst.#2021-082775) (see the Application of the Design Elements table on pg.3-49 of the TMISAP). Page 18 F 48 VII. DECISION A. Staff: Staff recommends approval of the proposed Preliminary Plat and Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. Page 19 F 49 VIII. EXHIBITS A. Preliminary Plat(date: 03/11/2024) PRE LIMINARY PLAT 5HOWI M5 GASSER LAND DEVELOPMENT SUBDIVISION A PARCEL OF LAND SrFUTED IN THE WTiT 1fl OF THE 9XUR WE 514 Of SB=PP 11.TOVk%rHIP i WWK ROAM I WEST.EIOLSE IWKHIDIM.&M OWWff.UVd0 QS+Lw7v.%.-_-n E&Z ir y fir• = I •>Lrrsa --�^•^� ��- x,� � + itar i IMF - W Run— Page 20 F 50 B. Landscape Plan(date: 03/11/2024) P9 'yy - -y r Lw nrra sr ao srT n ' L Ib law 1,4 s O - 4 kml 2+?-AT LANDSCAP Page 21 F251] C. Overall Conceptual Site Plan --.1 IF] E Air TE- WAY AT 10 M I CCIiNCEPTUAL.SUBJECT TO CHANGE a RMUGAG IIIGXT4r vAw C G EI Iu' IIFmoAD Im t r W NAY :I - Lh7C 4'al1 -4L6F16� i � � I I� a �.T' � .,I a.soxc■ RLAIAA r I I u r _emu - 1 } 1 pvNKsn[[•�. 1 Ll 1 i i. mm �c8 I 1 5 ti I x / SF PIEp�WrIL fTA(#T 0AM M 1; FUP44LIN Ir34D II*WIPAL ANTICIRL1 - L Q!X Ca'r"fYSJVif MI fVEDCIAJ CCWLWRCIAL T!#JMRY Page 22 F 52 T '111 .1 G� A-11 iE WAY 711" I 0 M t L IL CGICEPTIJRL,SUEJECfTOCR&NGE a►amsouuno��ua _ I{ J-.L it ��, _•�_ivei��mna � •7.1 .r�ti f I I •- i •1 5 ��1 '1�S I.N •1.11 � , _ ■ f , o- Y x _ MULTI- lf urtra swlt r m Cneawi� CEN"�Maiu Page 23 F253] CC}VCEPTUAL,SLIE JECTT4 CHANGE T Iw.nCw:-e svrwwper I• �� i•1 1 • a� �J.�o-��� �7 � aen • .. xrx eai�nce f L Q S •k .,aFr. r� Lea F; NILbC';M15 { , f rL4 IIIIY XGh #�i 1L3�i �w.rFLD sm—TELL' 3 x 3 F J+INC Wa a[R W U ;AeN LAU1, JWIII I'•F!.51I Page 24 F254] T FI ;E - F IE WAY AT 10 M 1 LE CONCEFrUAL,SLIEJEC-rm CHANGE SEtiZFGMw .49 1 S EC Alp I'A AI&UA s�c►►ow a - � � _ _ I a SfrTm a 1'ul6rl��i► ' — I '� � �r • a r+ rr r � r � • a � � r ,'� '' f , FiRFIA Y y DG LD G/JMGALYIac P'JI' rid ARrimm: Jl+1 pm NFKH PW44 Tppm M-01% "HEM LLTWO u itG LIAb IVKK 1 � ,4 r• I y { a - rr i l UZAa ' i R[FLIITLYI[•JYFI-SIGH Ala SGATIIIS Tw am*TK D'DDDPATM1l!FL{M!1 rml5 Et7m,"lm, 911DG f f 1 ' r � • •ti.r I '• DEWEW MENT PLAN Page 25 F 55 D. Pedestrian &Bicycle Circulation Plan THE Tof , SAY AT 10 M T LIF CONCEPTUAL,5UI�JECT TO CRAPIGE di i rE i � : � I • _ iN i • �,i L�AXI4I IX II]Y�U i rmrmk1901 lA7fAIRLi rff CIRCULATION DIAGRAM (NIMBI 9{•YQE41FKULADON 06*4 rtxsrrltenL*;wLmr i Page 26 F 56 E. Site Plan For Multi-Family Portion Of Development(date: 03/11/2024) VIMr ----• tr— - rrr I I r . LL OWL t Aw- km Vgtl �, --- Page 27 F 57 F. Landscape Plan for Multi-Family Portion of Development(date: 03/11/2024) • '�•'('�' ,�_ '. STREFT7REFCALCVEATION5�_7REU351FI x.w.x wr•r,r�w..xx...r •... .•.._. .._.. - G1Q S16i�10m[ iRS lL3�ItlY ORG Aw.a7wT .T,.SPdSiP .. TO(AL S RFFi REFS Ow _ ,poi � .� BUFFER TRE[CRLCLIIATIONS ITPEE�3S IE TOTAL B�FFERTREFSREM PdRI(ING CdLN1ATI0NS � 'Y-'•""'•• ••�•••• �v _ ;;i i�i TO AL P0.RpIG ISLAND TREES 'x ••r � • .. �y , ORIYFALIE TRE[CALCIMTIONS�ITPEF�3S IFS ``• •••• r• •4�-. _ _ _ __ T�_L ORrvF arsLF rRFEs -. � _ '.SFAC[TIIEE CALCIJLATM]16 �.' ILL CF[N SPACE 1REFS `� �EOIJIRFMEMS g[ -i '''O a ',_ALCIJLAN01611 RACE=35TALI5'r •• I I j �y w/SPACES TOTAL w w I I i km o LANDSCAPE PLAN - _ — _ _ • ^ - - 2! [uPu.OFw Page 28 F 58 G. Qualified Open Space Exhibit(dated: 03/11/2024) F77777777-Ln 00 "ENE T� -------- i IIIIIII IIIIIIIUIIIIIIII VRF L) - ----------- L--- -------I-. ox km OPEN SPACE IXHIIIIT CuPL2.0 Page 29 259 59] IM Eii■■■ii�������i■ii�i<�al:e����l I ��iO��l II■I MIN ■I ■■ II■i1■II ■■ I■ ■� III ■■ II■��■II ■■ II■I ■■ I■ . II IL.II_�_IL.II �_IL.II_I�..1 rl..l 1..� 1 L.II II i1�■1::111�e�111:illl■YID■III::111�Ib::111■i�::III■YID■lil::l 111■11::111!1! - - —._....--••—•— —•—•—---—---— —-- ._.._.. 11■I ■■ I■ �I ■■ II■Y�■II ■■ I■ -- 11■1 ■■ II■Y�■II ■■ 11■1 ■■ I■ II II_I II_..1_�..1 �..11 I Il..t lI---1..11_II ' - = 1■I ■■ I■ ■I ■- 1■ ■I ■■ I■ ■■ I�T■■T I■ ■I T-■ _ I■ ■■ I■ �yMINE! 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JI :: rt■� ■■il._ 1 -■I i--—----- IIEIm.■■I_111 110 pa ■' 17q in ■' ;:1®III III��®III 111■1i■111 III���I No onMISSION i11�11 1� �■ •■ II■YY■II -• •■ II�11■II -■ IIl1 -• �1:1®111::Ili®�®III::Ii1■rY■111:_:Ili���ll:_I_III■u■ul1'53 11i1■11;:1l - Ia I :: 10 ■I In ■I IN l l :: IN ■I is 1■ is .1 TA01 1 �=1=1 -■� I■1I=1=Ii I LEFT ELEVATION 2—R'G—ff-mEvA-now ETRIZIGR FINISH LEGEND TEN MILE FRONT ELEVATION I �■e I■f e ■ =11�■�11==11�■�11==11�■�11= lei■iel--lei■iel--lei■�ei- TA01 1■=■1 �1■I■1�NMI1■=■11 1 1■=■1 �1■I■1� 1■=■1 FRONT ELEVATIONN EXTERIOR FINISH LEGEND 7EN MILE FRANKLIN Page 31 ee■ee■ II■■■11==11■■■11==11■■■11 11■■■11==11■■■11==11■■■11= =1e�■ie 1==1e�■ie 1==1e�■�e l le�■ie 1==1e�■�e 1==1e�■�e 1= F � � QQ Q T Q T T TA 01- T 0 It .-04 4 1 —AJ�%Cuo��— i� �,.Eq CLURFICKISE-SIDE ELEVATION CLUBMI-t5E-FZ3NT ELEVATION 2 K-Y NOTES "R TEN MILE FRAMKLIN EXTERIOR FINISH LEGUID 3CLURRMISE REIN ELEVATION III= - ------------------ X - Ak"6, ID I CLURKME-SIDE ELEVATION DENFRAL NffrEs 5GLLIB SLOE ELEVATION PARTIAL SIDE ELEVATION AC5.0 60—'BFmusE TAM -------------- -——-------------- H TEN MILE FRANKLIN BERuIIIIIIIIIII ml.T lRompi-m-CLUMUSE as AC2.0 Page 32 262 62] TA0 ~'t� --E PrLNOIIM5ff11RA 77%CA......E SIDE EEEW[INII GARAGE FRONT ELEVATION-12 RAT bit, O O '3TPICAL UNAGE SIRE EIETARON GARAGE REAR ELEVATION-11 DAY TEN MILE& Fr;nxlcux fiARARE F ELEVATION-12 EAT A'ACCEMBLE EAT KEPIOTES f: .Y�.» IRE GAIIAGE RFAR EIEVARON-12 EAT NAOCESSI D E BAT saENUEIEEu - '!GARAGE FRIINT ELEVATION-d EAT N IEAm"NAIECE ... ,..�. _ AG5.0 GAME FRONT ELEVATION-R EAT N MAwEENAOCE Page 33 F 63 City/Agency Comments&Conditions IX. PLANNING DIVISION 1. Future development shall comply with the provisions in the existing Development Agreement(Inst. #2021-082775,H-2020-0046)and the conditions in this report. Preliminary Plat: 2. The final plat shall include the following revisions: a. All street buffers are required to be placed in a common lot or on a permanent dedicated buffer, maintained by the property owner or business owners' association, as set forth in UDC 11-3B- 7C.2b.Required street buffers are a minimum of 20 feet wide along N. Wayfinder Avenue, a future collector street. Street buffers are measured from the back of sidewalk where attached sidewalks are provided and from the back of curb where detached sidewalks are provided per UDC 11-3B-7C.1 a. The Applicant shall depict the 20 foot buffer along Wayfinder Avenue in a common lot or as a permanent easement on the plat. b. The extension of N. Wayfinder Avenue on the east property boundary shall be included in the construction drawings for the first phase of development; or,may be included in a separate submittal to ACHD. *Replace S. Innovation lane with N. Wayfinder Avenue on the plat. c. Wayfinder Avenue shall be constructed to stub to the site's east property line. Construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue. The temporary cul-de- sac turnaround shall be paved with a minimum 50-foot turning radius. If the temporary turnaround extends onto a buildable lot,the entire lot shall be encumbered by an easement and identified on the plat as a non-buildable lot until the street is extended. Install a sign at the terminus of the stub street, stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE") shall d. The Applicant shall construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue with a minimum of a 50-foot paved turning radius per ACHD guidelines. e. Depict a minimum 12-foot wide sidewalk, street trees in wells,and pedestrian scale lighting along N.Wayfinder Avenue with street lights in the dry utilities' corridor on either side of the street consistent with Street Section E in the TMISAP(see pg. 3-23). £ A 5-foot wide dry-utilities corridor shall be provided along both sides of N. Wayfinder Avenue; both wet utilities may be located in the street. Streetlights shall be placed in the dry utilities corridor on either side of the street in accord with Street Section E in the TMISAP(pg. 3-23). g. Dry utilities shall be located at the back of the curb in the dry utilities corridor along S. Ten Mile Rd. and W.Franklin Rd. in accord with Street Sections A and B in the TMISAP(pg. 3-22). h. Remove Public Street B from the plat limiting the number of access points on a busy arterial street near the intersection per UDC 11-3A-3. i. Depict a cross-access easement on Lots 3—9,Block 3 for the right-in/right-out drive aisle on the plat. j. Lot 6,Block 3 shall take access from W.Fred Smith Street; direct lot access to S. Innovation (Wayfinder Avenue) shall be prohibited. k. Depict W. Fred Smith Street connecting from the east and construct Street C and Fred Smith Street as a 36-foot wide local commercial street sections with 2-travel lanes,parking on both Page 34 F264] sides of the roadway,vertical curb, gutter, and bulb-outs at intersections and pedestrian crossings with an 8-foot planter strip and 10-foot wide multi-use pathways on both sides of the roadway on the plat. j. Depict the Irrigation District's easement for the Ten Mile Creek. k. Lot 4 and 5,Block 1 shall remain preserved for the future Civic portion of the site for future development of a multi-modal transit station, in accordance with DA provision 5.1d. 1. Lot 11, Block 3 shall remain preserved to relocate an ACHD pond and/or coordinate with the Meridian Parks Department to determine a future plan for the lot in accordance with DA provision 5.In. m. Lot 10, Block 3 shall remain preserved for the Ten Mile Creek and associated easement. n. Add a note to the plat requiring cross-access for all lots that do not have access to a public street. o. The Applicant shall construct the decorative crossings and the plaza areas as shown in Exhibit C, Section VIII with the commercial development. 3. The landscape plan included in Section VIII.0 shall be revised as follows: a. Street buffers at the required width are required to be placed in a common lot or on a permanent dedicated buffer,maintained by the property owner or business owners' association as set forth in UDC 11-3B-7C.2(see#2a above for required widths). b. Include a detail of the proposed fencing at the time of CZC submittal. c. Depict a minimum 5-foot wide detached sidewalk along S. Ten Mile Rd. in accord with UDC 11-3A-17A. d. Depict a micro-path from the plaza area between Street A and Street B to the sidewalk along Ten Mile Road for the future bus stop. e. Depict a minimum 12-foot wide sidewalk, street trees in wells, and pedestrian scale lighting along N. Wayfinder Avenue with street lights in the dry utilities corridor on either side of the street consistent with Street Section E in the TMISAP(see pg. 3-23). f. Depict 10-foot wide detached pathways along both sides of W. Fred Smith Street and Public Street C in accordance with ACHD's adopted Livable Street Performance Measures and UDC 11-3A-5. g. Enhance the street buffers along Ten Mile Road and Franklin Road to align with the TM Center Subdivision directly to the south and meet the guidelines outlined in the TMISAP. h. Enhance the landscaping around the Ten Mile Creek on Lot 10,Block 3 to create an attractive linear open space for the development. i. Construct the plaza areas with the commercial development consistent with the renderings in Exhibit C, Section VIII. 4. The subject property shall be subdivided prior to issuance of the first Certificate of Occupancy for the development as set forth in the Development Agreement(Inst. #2021-132704,provision#5.1d). 5. Submit an updated Geotechnical Engineering Report prior to or with the first final plat application. 6. The Applicant shall comply with ACHD's conditions of approval. Page 35 F 65 7. Construct half plus twelve feet of the fixture collector street(N.Wayfinder Avenue) from the south to the north along the southeast corner property boundary shall be constructed prior to or with the first phase of development in accord with the specifications noted herein. 8. A Certificate of Zoning Compliance and Design Review application shall be submitted for each structure(or group of structures if desired)and approved prior to submittal of application(s)for building permits. The plans submitted shall comply with the design elements of the Ten Mile Interchange Specific Area Plan(TMISAP) and the design standards in the Architectural Standards Manual(see the Application of Design Elements matrix on pg. 3-49 of the Plan)as required by the Development Agreement.The commercial portion of the development should incorporate similar design elements, colors and materials as the residential portion of the development. Conditional Use Permit: 9. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 10. Add a picnic area that includes tables,benches, and a structure for shade in one of the open space grassy areas to meet the requirements of UDC Code 11-4-3-27.1)for the site at the time of CZC submittal. 11. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 12. Comply with building code requirements for separation between structures within the development. 13. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict the locations of the property management office,maintenance storage area, central mailbox location(including provisions for parcel mail,that provide safe pedestrian and/or vehicular access),and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. c. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street,or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. d. Add a picnic area that includes tables,benches, and a structure for shade in one of the open space grassy areas to meet the requirements of UDC Code 11-4-3-27.D for the site at the time of CZC submittal. g. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units as set forth in UDC 11-4-3-27C.3. 13. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted for the multi-family development and approved prior to submittal of application(s) for building permits. The plans submitted shall substantially comply with those approved with this application and with any required modifications noted herein. The design of structures shall comply with the design elements of the Ten Mile Interchange Specific Area Plan(TMISAP) (see the Application of Design Elements matrix on pg. 3-49 of the Plan) and the design standards in the Architectural Standards Manual. One application may be submitted for the entire multi family development. Page 36 F266] I. PUBLIC WORKS https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=344373&dbid=0&repo=MeridianCitX J. FIRE DEPARTMENT https:llweblink.meridianciV.ofglWebLinkIDocView.aspx?id=344378&dbid=0&repo=MeridianCitX K. POLICE DEPARTMENT https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=344375&dbid=0&repo=MeridianCitX L. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=344632&dbid=0&repo=MeridianCity&cr =1 M. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https:llweblink.meridianciU.ofglWebLinkIDocView.aspx?id=346027&dbid=0&repo=MeridianCitX N. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciU.ofglWebLinkIDocView.aspx?id=346190&dbid=0&repo=MeridianCitX O. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridianciiy.orglWebLinkIDocView.aspx?id=345722&dbid=0&repo=MeridianCitX P. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=347726&dbid=0&repo=MeridianCitX Q. KUNA SCHOOL DISTRICT https:llweblink.meridianciV.orglWebLinkIDocView.aspx?id=344407&dbid=0&repo=MeridianCitX R. VALLEY REGIONAL TRANSIT https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=345874&dbid=0&repo=MeridianCiU&cr =1 ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=348785&dbid=0&repo=MeridianCitX Page 37 F 67 IX. FINDINGS A. Preliminary Plat(UDC 11-611-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision- making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the Development Agreement provisions and conditions of approval in Section IX. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds there are no roadways, bridges or intersections in the general vicinity that are in the IFYWP or the CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. B. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 and C-C zoning districts (see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent with the future land use map designations of MU-COM and Civic and is allowed as a conditional use in UDC Table 11-2B-2 in the R-40 and C-C zoning districts. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Page 38 F268] Staff finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. The Commission and Council should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. Staff finds that essential public services are available to this property and that the use should be adequately served by these facilities. Page 39 F 69 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Rolling Hill (H-2023-0070) by JD Planning and Consulting, located at 1560 Rolling Hill Dr. Application Materials: https://bit.ly/H-2023-0070 A. Request: Annexation of 6.90 acres of land from the R-1 zone in Ada County to the C-C (Community Business District) zone to develop two (2) vertically integrated residential structures featuring 90 dwelling units and 20,134 sq. ft. of commercial space B. Request: Conditional Use Permit to develop one (1) multi-family building consisting of 64 dwelling units on 5.89 acres in the proposed C-C zone 270 PUBLIC HEARING SIGN IN SHEET DATE : October 3, 2024 ITEM # ON AGENDA : 9 PROJECT NAME : Rolling Hill ( W2023 - 0070 ) Your Full Name Your Full Address Representing I wish to testify ( Please Print ) HOA ? ( mark X if yes ) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT (: /WET!A DEPARTMENT REPORT HEARING 10/3/2024 legend ` �@ DATE: C Project Location TO: Planning&Zoning Commission :::Area of Impact '+= City Limits FROM: Bill Parsons,Current Planning C)Analysis ' Supervisor 208-884-5533 shersh@meridiancity.orgli APPLICANT: Jorre Delgado,JD Planning& e - �' Consulting SUBJECT: H-2023-0070 Rollin Hill-AZ CUP T LOCATION: 1560 Rolling Hill Drive (Parcel# R7555000032) 1520 Rolling Hill Drive ® A` �� (Parcel#R7555000041), 1480 Rolling1 Hill Drive(Parcel#R7555000050),4270 Rolling Hill Drive(Parcel #R7555000015)and Parcel #R7555000025 in the SW 1/4 of the SE 1/4 of Section 16,T.3N.,R.lE. I. PROJECT OVERVIEW A. Summary Annexation of 6.90 acres of land from the R-1 zone in Ada County to the C-C(Community Business District district)zone to develop two(2)vertically integrated residential structures featuring 90 dwelling units and 20,134 square feet of commercial space; conditional use permit to develop one (1)multi-family building consisting of 64 dwelling units on 5.89 acres in the proposed C-C zone. NOTE: The CUP is only required the multi-family portion of this development.Vertically integrated residential projects are listed as principally permitted uses in the C-C zone. B. Issues/Waivers Staff acknowledges that this is a challenging project,given the undeveloped surrounding properties, including the out-parcel at the center of this site and the extension of the future collector roadway to the east. Commission and Council should rely on all relevant information when determining if this is in the best interest of the City to annex this property. C. Recommendation Staff recommendation: Approval D. Decision Select: Pending. City of Meridian I Department Report I. Project Overview 271 II. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Single-family Residential and Vacant land - Proposed Land Use(s) Multi-family Development&Vertically Integrated - Residential Existing/Proposed Zoning Estate Residential(Rl)/Community Business District(C- V.A.2 C) Future Land Use Designation Mixed Use-Regional(MU-R) V.A.3 Table 2:Process Facts Description Details Preapplication Meeting date Tuesday,November 14,2023 Neighborhood Meeting 10/25/2023 Site posting date 09/23/2024 Table 3:Community Metrics Agency/Element Description/Issue Reference Ada County Highway District I IILK • Comments Received Yes,Staff Report - • Commission Action Required No - • Access One access is proposed via S.Rolling Hill Drive/Local - (existing)via Overland Road from the west;One access is proposed via E.View Circle/Collector(new proposed collector street)from the north;One access is proposed via the future collector to be built(extension of Movado Way) from the east. _ • Traffic Level of Service See Figure 2 Below ITD Comments Received No IILL Meridian Fire A full fire plan review shall be completed prior to III.0 construction. Meridian Police N/A III.D Meridian Public Works Wastewater See Section IV B;Impacts or Concerns:No III.B Meridian Public Works Water See Section IV B;Impacts or Concerns:No III.B School District(s) III.J • Distance - • Capacity of Schools - • Number of Students Enrolled - See City/Agency Comments and Conditions Section and public record for all department/agency comments received. City of Meridian I Department Report II. Community Metrics 272 Figure 1:One-Mile Radius Existing Condition Metrics Reference Parcel:R7555000050 Date Retrieved:2024 J 9 J 6 Parcel Count Parcel Acreage Infill Indicator: 135 Surrounding Area Afiff� _ 184 O "� 6 ,p vot city 932.74 ® City Limits 932.7 1,393 ■ Not City HouseholdHousehold& Population Growth Households 02020 Population Change:t 0.3°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 3996 30% 23% Multi-family 61 47% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved j - I 0 500 1000 1500 2000 0 500 1000 1500 ■ Single-family Multi-family City of Meridian I Department Report II. Community Metrics 273 2.00 500 Single-family y Residential a 1.50 Parcel Diversity (A 1.00 U 0Parcel Count 0.50 L U.10 a *Average Acres 0.00 t 0 R-2 R-15 Average Single-family Density by Zoning Average 15.00 ResidentialDensity Q 10.00 E)9.70 Q 5.00 04.23 G) 6.12 0.00a.00 Dwelling Units I Acre R-2 R-4 R-8 R-15 Notes: See VI.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2:ACHD Summary Metrics 0 Overland Existing Lanes © Planned Lanes Existing Levelof Service Notable ACHD Comments Q (Primary roadway impact} Programmed IFYP Programmed CIP Notes: See VI.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3:Service Imuact Summary ImpactService . . Ready Marginal Q Caution °tea\ Q- Notes: See VI.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics 274 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Land Use: The Future Land Use Map(FLUM) contained in the Comprehensive Plan designates this property as Mixed Use—Regional(MU-R). The purpose of the MU-R designation is to provide a mix of employment,retail,and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together,including residential,and to avoid predominantly single-use developments such as a regional retail center with only restaurants and other commercial uses.Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. The developments are encouraged to be designed consistent with the conceptual MU-R plan. The site is currently surrounded by R1 and RUT residential county properties to the north,east, and west,with a few single-family residents remaining along Rolling Hill Drive&E.View Circle. Additionally,commercial space is located at the end of Rolling Hill Drive, including a Top Golf facility, commercial office,restaurants, and Eagle View Apartments comprising 396 units. To the south directly across Overland Road are Silverstone Apartments consisting of 312 residential units and Movado Village Apartments consisting of 50 residential units. Furthermore,the property on the northwest corner of Rolling Hill Drive and Overland(abutting this project)is an active commercial roofing company located in the C-G zoning district. The Applicant proposes to develop the site with two vertically integrated residential buildings, which include 20,134 square feet of commercial space and 90 residential dwelling units,and one (1)multi-family building consisting of 64 dwelling units(154 total units). The site is located near S. Eagle Rd. and E. Overland Rd., a major arterial intersection, and the Eagle Rd./I-84 interchange. The proposed commercial space is designed to offer the owner flexibility to divide the spaces as needed for future tenants,who will provide employment opportunities and services for residents with this development and the surrounding area. According to the Applicant's narrative, future tenants proposed for the commercial spaces will include boutique retail shops, restaurants, coffee shops,and medical and business offices. Additionally,Pedestrian walkways are proposed for interconnectivity within the overall site area. A Mixed-Use Regional project should demonstrate a positive integration with the surrounding properties, offering a blend of residential, commercial, and recreational spaces that align with the overall regional development vision. The purpose of MU-R is to foster a sense of community and enhance the functionality of the area. However, a notable issue with the proposed development is the creation of a county enclave that lacks seamless integration with the project. Additionally, the disconnect with the property to the east presents several concerns. The development, as currently designed,seems to create a physical or functional boundary that isolates the eastern property, rather than encouraging a continuous flow between the properties including the surrounding area. This lack of integration may hinder interaction, disrupt cohesive infrastructure,and prevent coordinated land uses, causing a sense of isolation,particularly for the county enclave,from overall broader regional growth dynamics. Furthermore, with approximately 760 multi family units already within the vicinity, Commission and Council should evaluate whether the City necessitates additional multi family housing in this area. In reviewing development applications,the following items will be considered in all Mixed- Use areas,per the Comprehensive Plan(pg.3-13,prior to the March 5,2024 Revisions): (Staffs analysis in italics) • "A mixed-use project should include at least three types of land uses. Exceptions may be granted for smaller sites on a case-by-case basis. This land use is not intended for high density residential development alone." City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 275 The proposed development includes a vertically integrated residential project and a multi family residential development(i.e. apartment), which will add to the variety of uses in the larger MU-R designated area to the north and south consisting of office, retail, entertainment, restaurants, hotel uses, and multi family residential. • "Where appropriate,higher density and/or multi-family residential development is encouraged for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69." The proposed multi family high-density development should provide housing options in close proximity to nearby employment uses in the immediate area. • "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or rezone request, a development agreement will typically be required for developments with a Mixed-Use designation." A site plan was submitted with the proposed annexation application for the subject property, which is located within the MU-R designation.It is recommended that a Development Agreement be included as a provision of annexation, tying future development to this plan and adhering to the general guidelines for mixed-use developments, specifically the MU-R designation. • "In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area,such as a plaza green space." The site plan depicts a common open space area and plaza area adjacent to Building C that appears to meet this guideline. The common open space and plaza area are counted towards the open space requirements for the proposed multi family development. • "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." Multi family residential and commercial uses are proposed on this site, which is adjacent to existing rural residential properties. The proposed development will serve as a transition and buffer to commercial uses on the west and the out parcel in the center of this development. Additionally, a 25 foot wide landscaped buffer is required along the northern and western boundaries of the site, where it borders existing residential areas, in accordance with the C-C zoning district regulations. • "Community-serving facilities such as hospitals,clinics, churches, schools,parks,daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments." No such uses are specifically proposed in this development—the tenants of the commercial spaces are unknown at this time; however, St. Luke's hospital, daycare, and other medical offices are in the immediate area. • "Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks,plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count." An outdoor plaza/gathering area and common grass area are depicted on the conceptual development plan between Building C on the western portion of the site. Details should be submitted with development of these buildings that demonstrate compliance with this guideline. • "Mixed-use areas should be centered around spaces that are well-designed public and quasi- public centers of activity. Spaces should be activated and incorporate permanent design City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 276 elements and amenities that foster a wide variety of interests ranging from leisure to play. These areas should be thoughtfully integrated into the development and further placemaking opportunities considered." The proposed conceptual development plan includes a plaza/gathering area and a common grassy area between Building C on the western portion of the site. These areas are intended to serve as the heart of the development,providing a focal point for community interaction. The site/landscape plan features artistic bench seating adjacent to the green space, offering an area for leisure and recreation. Further amenities for the multi family development include a pool and bike repair station. Additionally, a pedestrian circulation network is proposed around the perimeter of the overall development and throughout the site, enhancing pedestrian walkability within the development and to Overland Road only. Furthermore, a 10 foot pathway is required along Overland Road and the northern boundary adjacent to Five Mile Creek. However, there will be a gap along Overland Road in front of the out parcel in the center of this development, which is not preferred. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The proposed development is directly accessible by vehicle to residents to the north via S. Rolling Hill Dr and E. View Circle, with a proposed connection across the canal. A future collector road, Movado Way, will bisect the northeast corner of this site. The Applicant has depicted cross-access to the County enclave in the center of the proposed project, and has illustrated how this parcel could be developed in the future. However, there are no pedestrian pathway stubs to this site from the adjacent County and commercial properties. Although the Applicant proposes a 10 foot pathway along Overland Road and a pathway along the northern boundary of this site adjacent to the Five Mile Creek, these pathways do not connect to any destinations and are stubbed to the surrounding properties. The proposed pathways do not link the mixed-use project with nearby parks, schools, shopping areas, or other neighborhood amenities, except for the potential future commercial tenants in the proposed vertically integrated buildings.A mixed-use project should integrate seamlessly with the surrounding area to enhance connectivity,foster community, and improve the local environment. However, the proposed development isolates itself from the surrounding area and fails to provide integration or connectivity with its surroundings. S. Rolling Hill Dr. is currently a substandard street and lacks pedestrian facilities;ACHD is requiring off-site improvements with this application consisting of a sidewalk along one side of Rolling Hill and pavement widening. Furthermore, a portion of the future collector to be built on the east is contingent on the development of the properties to the east and north. According to ACHD's Staff Report, the Applicant is required to construct View Circle as % of a 36 foot wide residential collector roadway with curb, gutter, and a 10 foot wide pathway as required by the Meridian Pathway Master Plan. Staff recommends that the proposed pathway provided along the northern boundary adjacent to the Five Mile Creek be widened to 10 feet in width as required by the Meridian Master Pathways Plan. • "Alleys and roadways should be used to transition from dissimilar land uses,and between residential densities and housing types." A 25 foot wide densely landscaped buffer and a driveway is proposed along the western and northern boundary of the site as a transition and buffer between existing rural residential properties and the proposed high-density multi family residential development. A 5-foot landscape buffer is proposed along the eastern boundary of the site adjacent to the parking stalls. The Applicant illustrates an approximately 40 foot wide landscape buffer on the property to the east along with the layout for the potential future collector roadway. This is concerning because City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 277 this configuration could make it difficult to integrate with the surrounding properties as envisioned by the Plan. • "Because of the parcel configuration within Old Town,development is not subject to the Mixed-Use standards listed herein." The subject property is not located in Old Town; therefore, this item is not applicable. In reviewing development applications, the following items will be considered in MU-R areas, per the Comprehensive Plan (pgs. 3-16 thru 3-17): • Development should generally comply with the general guidelines for development in all Mixed-Use areas. Staff's analysis on the proposed project's compliance with these guidelines is included above. • Residential uses should comprise a minimum of 10%of the development area at gross densities ranging from 6 to 40 units/acre.There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, clean industry, or entertainment uses. The total development area consists of 5.89 acres; the multi family residential and vertically integrated residential project consists of 5.89 acres in accord with this guideline.Multi family apartments are proposed at a gross density of 26.15 units/acre, which falls within the desired density range. • Retail commercial uses should comprise a maximum of 50%of the development area. A mix of non-residential commercial uses will be provided on 5%of the development area in accord with this guideline. Retail uses are expected to comprise only a small portion of the development. Where the development proposes public and quasi-public uses to support the development,the developer may be eligible for additional area for retail development(beyond the allowed 50%), based on the ratios below: • For land that is designated for a public use, such as a library or school,the developer is eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and dedicated,the project would be eligible for two additional acres of retail development. • For active open space or passive recreation areas, such as a park,tot-lot, or playfield,the developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area,the site would be eligible for 20 additional acres of retail development. • For plazas that are integrated into a retail project,the developer would be eligible for a 6:1 bonus. Such plazas should provide a focal point(such as a fountain, statue, and water feature),seating areas,and some weather protection. That would mean that by providing a half-acre plaza,the developer would be eligible for three additional acres of retail development. This guideline is not applicable as no public/quasi-public uses are proposed in the MU-R designated area on this site. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC) Annexation: The proposed annexation is for 6.90-acres of land with a C-C(Community Business District)zoning district. The proposed use of the property includes multi-family residential apartments and a vertically integrated residential project.A multi-family development requires approval of a CUP in the C-C zoning district and is subject to the specific use standards outlined in UDC 11-4-3-27; a vertically integrated residential project is principally permitted in the C-C zoning district and is subject to the specific use standards outlined in UDC 11-4-3-41. The proposed C-C zoning district is consistent with the associated MU-R FLUM designation as are the proposed uses. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 278 The property is contiguous to City annexed land and is within the City's Area of City Impact boundary. A legal description and exhibit map of the overall annexation area is included in Section VII.K. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. Staff recommends a DA is required with this application, containing the provisions noted in Section IV.G., as discussed herein. Conditional Use Permit(CUP): A CUP is requested for a multi-family development comprising of one(1)multi-family building consisting of 64 dwelling units on 5.89 acres of land in the proposed C-C zoning district.Unit types consist of 94 1-bedroom and 60 2-bedroom units. The proposed gross density of the development is 26.15 units per acre,which is consistent with that desired in MU-R designated areas. Table 4:Proiect Overview Description Details History None Phasing Plan No Phasing Plans are proposed Residential Units 94 1-Bedroom units&60 2-Bedroom units; 154 Multi-Family units Open Space 5.89 Acres(256,568 SF)/10%=25,657 SF/50%of Buffers=8,488/250 SF Per Unit=38,500 SF Amenities 4 Amenities provided(Fitness Center,Plaza,Pool,Bike Repair Station) Physical Features Five Mile Creek runs along the northern boundary of the site Acreage 6.90 acres Annexation;5.89 Conditional Use Permit Lots 5 Lots Density Gross Density 22.31 Net Density 26.15 Figure 4: Proiect Metrix Reference Parcel:R7555000050 Date Retrieved:2024 9 6 Project Facts Acreage by Type Primary Zoning % 0 Non Comp Plan Designation Res., Mixed use Regional 0.5 Residential Unit Types 0 Single-family ■ Res., 4DM C-C 154 Multi-family 5.9 100% Allowed Density Ranges Dwelling Unit Allowance Trip Generation Averages _ 50.0 1,500 bm 8,000 r� C 40.0 r_ r_ 6,000 CO30.0 bn DDD o N o 12 4,000 N c 20.0 -p a 10.0 03 500 a 2,000 E _ 0 0.0 - ~ - QProposed Project Notes: See VT. Additional Notes&Details for Staff Report Maps,Tables,and Charts. B. Site Development and Use Analysis City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 279 1. Existing Structures/Site Improvements(UDC 11-1): There are four(4) existing structures on this site(5 parcels total); the four(4)homes and accessory structures should be removed prior to development occurring on the property. Additionally, the buildings currently reside on property lines. Staff recommends that the Applicant modify the property boundaries by submitting a Property Boundary Adjustment (PBA) application to the Planning Division, to be processed concurrently with the future CZC application. 2. Proposed Use Analysis(UDC 11-2): The proposed multi-family development comprises one(1)building(64 units),including a vertically integrated residential project in Building type B &C,totaling 20,134 square feet of commercial space featuring 90 dwelling units . The multi-family development requires a CUP,while the vertically integrated residential project is a principally permitted use in the C- C (Community Business district)zoning district, in accordance with the Allowed Uses listed in the Commercial Districts Table 11-2A-2. A multi-family development is subject to the specific standards in UDC 11-4-3-27 and a vertically integrated residential project is subject to the specific use standards in UDC 11-4-3-41. 3. Specific Use Standards(UDC 11-4-3): 11-4-3-27.Multi-family development. Multi-family developments with multiple properties shall be considered as one(1)property for the purpose of implementing the standards set forth in this section. A. Purpose. 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe,attractive,and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections,easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open c. space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe, interesting outdoor spaces for residents. B. Site design. (See Staffs analysis in bold) 1. Residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required by this title and/or Title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties. The Applicant has notprovided setback measurements from the that the buildings may meet the setback in some areas. The Applicant should include the setback with the plans submitted with the CZC application. 2. All on-site service areas, outdoor storage areas,waste storage,disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 280 trash enclosures not visible from a public street;all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-513-5 of this title. The floor plans submitted with this application depict patios and balconies,however, the plans do not include measurements for the square footage of the patio/balconies. The site plan indicates that a minimum of 50 sf ofpatio or/balcony space is provided for each dwelling unit. While the proposed 50 sf meets +the requirements for Buildings C&B(as part of the vertically integrated residential project), it does not meet the requirement for the multi family Building A, which requires 80 sf of private open space. The Applicant may also request Alternative Compliance to allow the 50-square-foot patios, ensuring a consistent design throughout the development, as outlined in Section 11-5B-5 of the UDC. Staff recommends that the Applicant include the patio and balcony square footage measurements on the floor plans with the future CZC submittal or apply for Alternative Compliance as outlined in UDC 11-5B-5. 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space. The applicant has included landscaping adjacent to parking areas and landscape islands within the parking lot as part of the common open space calculations in the open space exhibit. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The Applicant shall adhere to this standard. 6. The parking shall meet the requirements set forth in Chapter 3, "Regulations Applying To All Districts",of this title. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. Located in clubhouse in Building C b. A maintenance storage area.Located in clubhouse in Building C c. A central mailbox location,including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. Located in clubhouse in Building C d. A directory and map of the development at an entrance or convenient location for those entering the development. Depict on site plan submitted with the future CZC application. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard. C. Common open space design requirements. 1. The total baseline land area of all qualified common open space shall equal or exceed ten City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 281 (10)percent of the gross land area for multi-family developments of five(5) acres or more. When multi-family is approved concurrently with single-family,the minimum open space requirements in Section 11-3G-3 shall apply to the gross land area of entire development. Open Space requirements differ for vertically integrated residential projects and multi family residential projects. Because the Applicant is requesting annexation for the subject site,Staff is evaluating the project as a whole and calculating the open space based on the multi family requirements in the UDC. The site consists of 5.89 acres, requiring 0.589 acres (25,657 square feet) of baseline open space according to the standard. The Applicant is proposing 10% of the baseline open space that meets this requirement. 2. All common open space shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for the use of land after all other elements of the development have been designed. Open space areas that has been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses.Irregular shaped, disconnected or isolated open spaces shall not meet this standard. b. Open space shall be accessible and well connected throughout the development.This quality can be shown with open spaces that are centrally located within the development, accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering and relaxation to serve the development. Staff finds the proposed open space areas within the multi family development comply with these standards by providing open space that is well connected, highly visible, and promotes health and well-being by supporting a range of leisure and play activities with the proposed amenities and general design of the open space. See the submitted landscape plan and rendering for a visual of compliance with this standard 3. Alternative compliance is available for the standards listed in subsections(C)1 and(C)2 above,if a project has a unique targeted demographic;utilizes other place-making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one(1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total. Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway, are exempt from this standard. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 282 a. Minimum size of common grassy area shall be at least five thousand(5,000)square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision-making body.Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. b. Alternative compliance is available for the standards listed in subsections(C)1 and (C)2 above, if a project has a unique targeted demographic;utilizes other place- making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. The submitted plans feature only one common grassy open space area of 5,000 square feet in size. 5. In addition to the baseline open space requirement,a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150)square feet for each unit containing five hundred(500)or less square feet of living area. None of the units are below 500 square feet(sf.)of living area. b. Two hundred fifty(250)square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred(1,200)square feet of living area. There are 154 units proposed between 500 and 1,200 sf,•therefore, a total of 0.88 acres(38,500 square feet) of common open space is required. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. None of the units are above 1,200 square feet of living area. At a minimum, a total of 64,157 s. (or 1.47-acres) of outdoor common open space is required to be provided in the proposed development. A total of approximately 63,000 square feet(or 1.45-acres)is proposed to be provided less than UDC standards. As mentioned above, the Applicant included open space adjacent to the parking and landscape islands within the parking lot, which are not usable for residents. Staff supports the slight decrease in the outdoor common open space provided since the vertically integrated residential project is not required to meet this requirement for 90 of the 154 residential units. Furthermore,the Applicant has submitted a plan that illustrates how the out parcel in the center of this development could potentially be developed in the future. The site plan includes an additional 161-bedroom units and 16 2-bedroom units, which would require approximately an additional 9,157 square feet of outdoor common open space. A large green space is proposed to the north that appears to meet the overall requirement for future development. Overall,Staff finds that the proposed qualified open space complies with the standards in 11-4-3-27C. 6. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty(20) feet. The Applicant included areas that do not meet this requirement as part of the common open space calculations. Staff has excluded these areas from the common open space count. 7. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. Staff is not aware of any phasing for the proposed multi family project. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 283 8. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. The Applicant is not proposing any common open space areas adjacent to E. Overland Road(arterial roadway). 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty(50)percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space. a. Enhanced landscaping as set forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. ➢ Enhanced landscaping: A 35 feet landscape buffer is required along E. Overland Road, as it is designated as an entry corridor. The Applicant counts 50%of the landscape buffer along E. Overland Road(arterial roadway) towards the baseline open space requirement. The proposed landscape buffer features a dry stream bed design with boulders and shrubs north of the 10 foot wide detached pathway, with trees located on the south side adjacent to E. Overland Road. Staff finds that the proposed denser plantings meet the enhanced landscaping as outlined in UDC H- 3B-7. Staff recommends that the Applicant speck the type of lawn and dry creek rock in the plant schedule on the landscape plan. ➢ Multi-use pathways(UDC 11-3A-5): Goals 4.04.0IA and Goal 4.04.02 of the Comprehensive Plan emphasize the importance of ensuring that new development and subdivisions connect to the surrounding pathway system and link pathways to important pedestrian generators, environment features, historic landmarks,public facilities, Town Centers, and business districts. The Applicant proposes a pathway along Five Mile Creek on the northern portion of the site, with trees and shrubs lining both sides. As noted above, the pathway should be widened to 10 feet in width as required by the Meridian Master Pathways Plan. Additionally, a 10 foot wide pathway is proposed along E. Overland Road,providing access to key areas within the development. However, there will be a gap along Overland Road in front of the outparcel at the center of this development, which is not ideal. Although the pathways are designed for walking,jogging, cycling, or other forms of active transportation, the pathway along Five Mile Creek does not extend beyond this site. Despite these limitations, Staff finds that the Applicant meets the intent of this requirement. ➢ Enhanced amenities with social interaction characteristics: The Applicant is proposing a plaza area and open grassy space adjacent to Building C, as well as a pool adjacent to Building A, to encourage social interaction among residents,future commercial tenants, and visitors. These amenities should be designed to be strategically placed to draw people in and create a sense of community. Staff believes that the Applicant meets the intent of this requirement. ➢ Enhanced context with the surroundings: The Applicant has designed the buffer zones to complement the existing neighborhood and adjacent properties as much as City of Meridian Department Report 0. IV. City/Agency Comments&Conditions 284 possible. The proposed landscaping and amenities aim to create a smooth transition between different land uses, considering factors like views, access points, and neighborhood connectivity. As mentioned above, Staff acknowledges that this is a challenging project, given the undeveloped surrounding properties, including the out parcel at the center of this site and the future collector roadway. Commission and Council should rely on all relevant information when determining if this is the right timing for this project. D. Site development amenities. 1. All multi-family developments shall provide for quality of life,open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage b. Open space. (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches,landscaping and a structure for shade. C. Recreation. (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards. (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop. (4) Charging stations for electric vehicles. 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2) amenities shall be provided from two (2) separate categories. b. For multi-family development between twenty(20)and seventy-five(75)units, three(3) amenities shall be provided,with one(1)from each category. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 285 C. For multi-family development with seventy-five(75)units or more,four(4) amenities shall be provided,with at least one (1)from each category. d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. As noted above,Staff is evaluating the project as a whole and calculating the site amenities based on the multi family requirements in the UDC. To satisfy the specific use standards for the proposed 154 multi family units the decision-making body may deem if the proposed amenities for the multi family development are sufficient. According to the submitted plans and narrative, the applicant believes they have included four qualifying amenities,each from a different category. The proposed amenities consist of the following: ➢ Swimming pool ➢ Fitness center ➢ 10 foot wide pathway that runs along the Ten Mile Creek ➢ Bike repair station All amenities are located within the central open space lot adjacent to Buildings A and C. Staff recommends that the Applicant add a picnic area that includes tables, benches, and a structure for shade in the open space grassy area by the pool to enhance recreational options for the residents. Overall,the proposed amenities satisfy the required standards. E. Landscaping requirements. 1. Development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying To All Districts", of this Title. ➢ Landscape buffers along streets: Required street buffer widths are as follows: 35- foot along E. Overland Road(arterial roadway), 20 foot along S. Rolling Hill Drive (local street), 20 foot along E. View Circle (future collector—north), and 20 foot along N.Movado Way(future collector-east). The Applicant is depicting a 5-foot wide landscape buffer on the east side adjacent to the parking and illustrating an approximate 44 foot wide buffer with the new collector street on the property to the east. A calculations table is included on the landscape plan submitted with this application demonstrating compliance with the requirements outlined in UDC 11-3B- 7. ➢ Parking lot landscaping: The landscape plan appears to meet the requirements outlined in UDC 11-3B-8 for all perimeter and internal landscaping planters. ➢ Landscape buffers to adjoining uses: The landscape plan appears to comply with the requirements outlined in UDC 11-3B-9. ➢ Tree preservation UDC 11-3B-10: Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100) percent replacement(Example: Two (2) ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees,five (5)four-inch caliper trees, or seven (7) three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may City of Meridian Department Report 0. IV. City/Agency Comments&Conditions 286 count double towards total calipers lost, when planted at entryways, within common open space, and when used as focal elements in landscape design. No mitigation is required in the following: (I)Existing prohibited trees within the property boundary of the project; (2)Existing dead, dying, or hazardous trees certified prior to removal by the City of Meridian Parks Department Arborist, (3)Trees that are required to be removed by another governmental agency having jurisdiction over the project. Staff recommends that the Applicant include tree mitigation notes on the Landscape plan submitted with the future CZC Application. ➢ Pathway landscaping: The landscape plan appears to comply with the requirements outlined in UDC 11-3B-12. 2. All street facing elevations shall have landscaping along their foundation.The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. b. For every three(3)linear feet of foundation,an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. C. Ground cover plants shall be planted in the remainder of the landscaped area. The submitted landscape plans indicate that the Applicant is in compliance with this standard F. Maintenance and ownership responsibilities.All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features. The applicant shall comply with this requirement and provide said document at the time of CZC submittal. G. Police access under exigent circumstances.Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. The Applicant should work with the Police Dept. on a plan for emergency police access into each building entry point using a multi-technology keypad. C. Design Standards Analysis 1. Existing structure and Site Design Standards(Comp Plan, UDC 11-3A-19): A. Purpose. 1. Encourage site design that provides an interconnected network of walkways,pathways, City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 2s7 streets,and/or drive aisles that combined promote pedestrian and vehicular mobility within the development and connect to adjacent developments. 2. To facilitate the efficient movement of traffic into, out of, and through a site,protect pedestrian and bicycle users, establish an aesthetically consistent street presence and limit the visual impacts of large parking areas on a site. The proposed multi family and vertically integrated residential project incorporates a thoughtfully designed network of internal walkways,pathways, and drive aisles that enhance mobility and connectivity within the development. The site layoutprioritizes pedestrian access, with pathways that link key areas within the development, including residential units, commercial spaces, and community amenities. The proposed pathway along E. Overland extends outward to connect with existing sidewalks between neighborhoods and the commercial development to the east. However,Staff finds that if the surrounding properties were developed,it would create a more seamless transition with defined pedestrian routes, further ensuring safety, and accessibility, and promoting a walkable, interconnected community environment. The site layout includes well placed access points and drive aisles that facilitate smooth vehicular movement, reducing congestion and providing clear entry and exit routes. Parking areas are strategically placed to minimize visual impact,incorporating landscape buffers, trees, and planters that maintain an attractive street presence. Additionally, the Applicant has extended the drive aisles and pedestrian connections for cross-access to the out parcel within the center of this development. Staff would like to see the drive aisles stubbed to this parcel line-up directly across from each other for easier vehicle maneuvering. Furthermore,Staff recommends that the Applicant revise the landscape plan to include cross-access to the outparcel to match the site plan. Goal 2.01.01K of the Comprehensive Plan emphasizes strategically locating higher-density housing near key corridors with existing or planned transit routes. This site is located within a third of a mile from bus stops to the west at the northeast and southeast corners of Overland and Eagle Road(H-55), as well as at the southwest and northwest corners of Overland Road and Cloverdale. Additionally, a project to the east was recently approved by the City of Boise,which supports the addition of a new bus stop between the project site and Cloverdale. Furthermore,this development is near employment centers and commercial areas,reducing commute times and supporting a potential live-work environment in the future. Goal 2.01.02D of the Comprehensive Plan emphasizes incorporating design elements that ensure a safe, attractive, and well-maintained neighborhood. The development includes ample open spaces, such as landscaped green areas,a plaza, and pool,which provides residents with spaces for recreation and relaxation. Amenities, such as walking paths,a fitness center, a bike repair station, and social gathering areas, are integrated to support a variety of lifestyles. Overall,the development, along with the future commercial tenant spaces,will promote an inclusive community environment that caters to diverse needs and preferences. 2. Parking(UDC 11-3Q: Off-street vehicle parking is required for the proposed multi-family dwellings and vertically integrated residential project as set forth in UDC Table 11-3C-6. ➢ Residential parking analysis Based on(24)2-bedroom units and(40) 1-bedroom units for the multi-family portion of the development,a minimum of 114 parking spaces are required,including six(6)spaces City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 288 for guest parking,with 64 of those in a covered carport or garage. Accessible parking is required in accord with ADA standards. Based on(36)2-bedroom units and(54) 1-bedroom units for the vertically integrated residential project portion of the development, a minimum of 108 parking spaces are required. Accessible parking is required in accord with ADA standards. A total of 281 spaces are proposed,including 125 covered spaces, exceeding the minimum requirement(222 required). However,the Applicant is proposing eleven(11) compact stalls on the west side of the out-parcel. Staff recommends that the Applicant shift Building C and the associated parking 2 -feet to the west,as there is sufficient space within the 20-foot buffer required adjacent to Rolling Hill Drive. ➢ Bicycle parking analysis Based on 281 vehicle parking spaces,a minimum of eleven(11)bicycle parking spaces should be provided in accord with the standards listed in UDC 11-3C-5C(30 bicycle space are provided). Five (5)bicycle racks capable of holding a minimum of six(6) bicycles,are provided throughout the development for residents and guests in accord with the standards listed in UDC 11-3C-5C. 3. Building Elevations(Comp Plan,Architectural Standards Manual): Goals 5.01.02D and 5.01.02A of the Comprehensive Plan emphasize the importance of building design and landscaping in buffering, screening,beautifying, and integrating commercial,multifamily, and parking areas with existing neighborhoods. The schematic renderings for the proposed 4-story structures, detailed in Section V.J,reveal a design utilizing a mix of brick,metal siding, and stucco and fiber cement accents in a neutral color scheme. The final design of all buildings must comply with the standards outlined in the Architectural Standards Manual. The applicant has revised the elevations to better align with the surrounding buildings and the city's architectural standards,reflecting a commitment to meeting the design and aesthetic requirements. 4. Fencing(UDC 11-3A-6,11-3A-7): All fencing is required to comply with the standards listed in UDC I I-3A-7. The Applicant is not proposing fencing for this project. However,Staff recommends that 6-foot non- scalable wrought iron fence be erected as a safety barrier in compliance with the International Swimming Pool and Spa Code, and provide a detail of the fencing on the plans submitted with the future CZC application. 5. Parkways(Comp Plan, UDC 11-3A-17): All sidewalks around buildings and serving public streets shall be a minimum of five(5) feet in width, except if detached sidewalks are provided on local public streets in residential subdivisions,the minimum sidewalk width may be reduced to four(4)feet. The Applicant has provided an internal pedestrian circulation plan that shows how the sidewalks meet these standards to provide adequate pedestrian access and safety throughout the development in Section VILL below. However, the Applicant did not include the dimensions of the sidewalks on the site plan. Staff recommends that the Applicant include the measurement of the sidewalks on the plans submitted with the future CZC application. The minimum width of parkways planted with Class II trees shall be eight(8)feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The plans submitted appear to comply with this City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 289 requirement. Goal 6.01.01J of the Comprehensive Plan emphasizes the importance of ensuring and encouraging new development to include buffered sidewalks, a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. The submitted plans incorporate detached sidewalks/pathways with landscape buffers proposed along the future collector, arterial roadway, and local street. The sidewalks are separated from motor vehicle lanes by landscape planter strips, enhancing pedestrian safety and comfort by providing a clear buffer between pedestrians and vehicles. The planter strips feature shrubs and trees that help to reduce noise and provide shade. Integrating sidewalks/pathways into the buffers promotes a walkable environment that aligns with the Comprehensive Plan's goal of creating safe,pedestrian friendly streetscapes. D. Transportation Analysis 1. Access(Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan emphasize reducing the number of access points onto arterial streets through methods such as cross-access agreements, access management, and frontage or backage roads. These goals also stress the importance of enhancing local and collector street connectivity and incorporating pedestrian access connectors to link subdivisions and promote neighborhood connectivity within the community pathway system. One full-access driveway is proposed via S. Rolling Hill Drive (local street)off E. Overland Road(arterial roadway). According to ACHD's Staff Report,the Applicant should construct Rolling Hill Drive as %2 of a 36-foot wide local roadway with curb,gutter,and 5-foot wide concrete sidewalk abutting the site. One full-access driveway is proposed on E.View Circle(collector roadway). According to ACHD's Staff Report,the Applicant should construct View Circle as of a 36-foot wide residential collector roadway with curb,gutter, and a 10-foot wide pathway as required by the Meridian Pathway Master Plan. One full-access driveway is proposed via the future collector Street(Movado Way). According to ACHD's Staff Report,the Applicant should dedicate right-of way abutting the site's northeast property line to accommodate the future construction of a planned collector roadway(see figure below). ------------------------------------- PROP030 FUTURE COLLECTOR STREET __ _ — Na=ded Righi Df- paaww�4 4 i 4 L 4 l � R.�rws I 1 1 {{ L 1 1 � I 0 9MRll1l4711�I� I I � I � I � ! ] ! .ram• I City of Meridian _r_____________r __ _a____, Conditions 290 Given that both the subject property and the adjacent out-parcel at the center of this development are designated MU-R(Mixed Use-Regional)on the Future Land Use Map (FLUM),and there is no existing local street access,the Applicant,at the request of Staff,has proposed a cross-access/ingress-egress easement and driveways, including a pedestrian walkway,to facilitate future interconnectivity with this property in accordance with UDC 1I- 3A-3A.2. ACHD and Staff both request that the Applicant coordinate with the owner of the out-parcel surrounded by this site to close the existing driveways on Overland and provide access to the neighboring parcel internally through the site. If the driveways cannot be wholly closed,the Applicant should close the portions of the shared-access driveways that abut the site on Overland Road with an 8-foot wide planters' strip and a 10-foot wide multi- use pathway. Staff recommends that the Applicant comply with ACHD's Site-Specific Conditions of Approval in Section III.K. 2. Sidewalks(UDC 11-3A-1 7): All sidewalks around buildings and serving public streets shall be a minimum of five(5) feet in width, except if detached sidewalks are provided on local public streets in residential subdivisions,the minimum sidewalk width may be reduced to four(4)feet. All internal sidewalks within the development appear to meet this requirement,however, the Applicant has not included the dimensions of the sidewalks on the site plan submitted. Staff recommends that the Applicant include the dimensions of the sidewalks on the plans submitted with the future CZCApplication. There are existing 7-foot sidewalks abutting the site along Overland Road The Applicant is proposing to construct an 8-foot wide planter strip with a 10 foot wide multi-use pathway abutting the site on Overland Road consistent with the City's Comprehensive Plan and Ada County Highway Districts Master Street Map and Roadways to Bikeways Master Plan. E. Services Analysis 1. Waterways(Comp Plan, UDC 11-3A-6): Goal 4.05.01D and Goal 6.01.04B of the Comprehensive Plan emphasize the importance of improving and protecting creeks and other natural waterways throughout commercial, industrial and residential areas. Develop and implement agreements with irrigation districts and the Union Pacific Railroad to allow for bike/pedestrian pathways. The Five Mile Creek runs along the northwest boundary of the site and is proposed to be preserved as a natural amenity in accordance with UDC 11-3A-6. The Applicant prioritizes the preservation of the existing creek by incorporating the creek into the site design as a natural amenity. The Applicant is proposing to protect and enhance Five Mile Creek by adding planters with trees and shrubs, on both sides of the creep Additionally, the multi-use pathway is proposed to run parallel to the Creek. Along with a bridge for the drive aisle across that will connect to E. View Circle Drive, the Applicant should coordinate with Nampa Meridian Irrigation District(NMID) to ensure that the development adheres to best practices for waterway protection. 2. Pressurized Irrigation(UDC 11-3A-I5): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15 3. Storm Drainage(UDC 11-3A-18): The Ten Mile Creek bisects the southwest corner of this site and is proposed to be left open as an amenity for the development in accord with UDC 11-3A-6,which requires laterals to be piped unless improved as a water amenity or linear open space. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 291 4. Utilities(Comp Plan, UDC 11-3A-21): Goal 3.01.01F of the Comprehensive Plan emphasizes the importance of permitting new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. Connection to City water and sewer services is required in accord with UDC 11-3A-21 and the Comprehensive Plan. IV. CITY/AGENCY COMMENTS&CONDITIONS F. Meridian Planning Division Annexation& Zoning 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. A Certificate of Zoning Compliance and Design Review Application will not be accepted until the Ordinance and Development Agreement are recorded. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA.The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council approval of the annexation Findings. The DA shall,at minimum, incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of this site shall be consistent with the site plan,landscape plan, qualified open space, and qualified site amenities (i.e. swimming pool, fitness center, a 10-foot multiuse pathway along the Five Mile Creek,plaza area, and bike repair station); two(2)vertically integrated residential structures featuring 90 dwelling units and 20,134 square feet of commercial space along with one(1)multi-family building consisting of 64 dwelling units(for a total of 154 residential units); and conceptual building elevations and renderings as proposed in Section VII and the provisions contained herein. b. The Development shall comply with the Specific Use Standards for a multi-family development outlined in UDC 11-4-27 and a vertically integrated residential project as outlined in UDC 11-4-3-41. c. There are four(4)existing structures on this site(5 parcels total);the four(4)homes and accessory structures should be removed prior to City Engineer's signature on the final plat. Conditional Use Permit(Multi-Family Development): 2. The trash enclosures shall contain receptacles to accommodate recycling. 3. Compliance with the specific use standards listed in UDC 11-4-3-27 for Multi-family Developments is required. 4. The site plan shall be revised as follows: a. Depict a directory and map of the development at each of the entrances or in a convenient location for those entering the development in accord with UDC 11-4-3- 27B.7d. b. Include the building setbacks on the plans submitted with the future CZC application. c. Align the drive aisles stubbed to the outparcel directly across from each other for easier vehicle maneuvering. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 292 d. Include the measurement of the sidewalks on the plans submitted with the future CZC application. e. Include 80 square footage of patio and balcony space for the multi-family portion of the development on the floor plans with the future CZC submittal or apply for Alternative Compliance as outlined in UDC 11-513-5. f. Shift Building C and the associated parking 2 -feet to the west,to eliminate the compact parking stalls and provide standard 9 x 19 parking stalls. g. Applicant shall submit a Property Boundary Adjustment(PBA) application to the Planning Division,to be processed concurrently with the future CZC application. 13. The landscape plan shall be revised as follows: a. The proposed pathway provided along the northern boundary adjacent to the Five Mile Creek shall be widened to 10-feet in width as required by the Meridian Master Pathways Plan. b. Specify the type of lawn and dry creek rock in the plat schedule on the landscape plan submitted with the future CZC Application. c. Add a picnic area that includes tables,benches, and a structure for shade in the open space grassy area by the pool to enhance recreational options for the residents. d. Revise the landscape plan to include cross-access to the outparcel to match the site plan. e. Install a 6-foot non-scalable wrought iron fence as a safety barrier around the pool, in compliance with the International Swimming Pool and Spa Code, and provide a detail of the fencing on the plans submitted with the future CZC application. f. Include tree mitigation notes on the Landscape plan submitted with the future CZC Application. g. A 10-foot wide detached sidewalk/multi-use pathway shall be along the northern boundary adjacent to the Five Mile Creek as required by the Meridian Master Pathways Plan. 14. A legally binding document shall be recorded that states the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A copy of such shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. 15. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3- 27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 16. All structures are required to comply with the design standards listed in the Architectural Standards Manual. 17. A Floodplain Permit is required; consult with the Floodplain Administrator prior to commencing development and to address timing,as there are inconsistencies in the FEMA Maps. Structures must be elevated to the flood protection level,and a Letter of Map Revision is required. 18. A Certificate of Zoning Compliance application shall be submitted for the proposed use and site improvements that comply with all UDC conditions and the provisions contained herein. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 293 19. The design of all future structures on this site, shall comply with the standards listed in the Architectural Standards Manual. 20. The Applicant shall comply with ACHD's Site-Specific Conditions of Approval. 21. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval,satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 294 G. Meridian Public Works NON-P LAT CON DIT lON-S 41�a,t tar*rr6i+ Dis �garSewr Oinec#IYa4awr* Sme•Shed EStlma[ed Prorleart Sm KPIKavan Seem FRLJ's WRRF ESeclia.ng 1466 MGD "anm EirojectConsmbt ntwrth Yes tilW Malley MqFadlfty Phn • IfnWrgcorrrrrnF • Andirional a020dgprPcnrnmrk4QdtomWr1 #or public yrorka S r- -rcific londitim-L 4liater - . ENUMEewWMEr Mailable atSne 5@rVk3PS Pmmra Zone d E0-patedPrcwt SK appkatran Wat-er ERU'S Y4&tw Qu&khr N&* Project Cnasi-trrrtsrilh Vrs water M arlrr Plan 1nvWUxMCefM #+ere"IEWAS.Site SPEKIAC Cats SOR Sp*clGr['urdilirpin of Appran#I I E:uwrr nrn ycrrrunrrrl wLruclurrF 1lnks,llryidr,.r,buil4mgx,cagxvls,Crab nxrplsiq Wllr,ors, 1nFhrdiae Lmmhi-5-4&pAcK 4Lr.Marc builL%tthin dic Ml ky eascromL. 2. Fern nds x pew"Lsr 3md Ihro,igh-'Ln R.-P3S."In 19%It'75!k irwrl, R,"5 Srff" Wp �?5��111MFr171t, and R755i(1[tlxmcl. . ALI r;a ovr pgrlrrgg nr*to be r<I Iy Cnhrd out oa ft 11Liity pLw. Caw gr parlwg- R~W iuradg d rc roWirad walcr or R%;rr cm5nnoRl s]. d, EikVixcrin ray iflhL3r u a%:11 a Kv.1F.0 will iLkxxtid on here siLq it rrruYLLr abandwwod per ntEwlacon nxiuimnwou and proof of ahaMkdU rOL wat bt pre,►idtd w ihL Cit}. It many aka bt used fur pvasumcd irriumiurh as crihcf a purriarr uxmvc u 5rrarr.Lu3 xnu:cv. Cmwrm1('ord i0ws d Ap"- ,ml 1. ApAcaea sUl oxftkame wa ct and sewte maia sixt bird we* tlrt Publit Worbs DepertrN*. 2. Att 11e6dr3rl C'iy Cm a OC'CK Lht SOp16=1 iUl Lr re4ur&Nt!1C iSukfl 3:w LY MrA wffigr Rini*, It-&-k1 h,-u64 thin&1'41ipinveA +4pp1 ik ant nnp tort t%iW-The a tcrcoL&c ua'rClgn Chow-unbwLn3nKnr par MCC S-&S. M The ippli,Ari1 �611 Tft0 qdr i,'IrPr-mk-hvI-o fw till puMe xdw drL-if rri im MAIJ&or pnrblrc riyhl RA wily q vnr ludo}II E►?�). SC9,ff wopr ok%rn4nr Vi)ng**PrnrdirkE On iCnkW City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 295 dcp k .{1e' o 4�1I0 fL dUkLp Pgi.An:a�11 n ozser IrHi. NQ1 A 3 411 Ll earw1mvm. &rl 3L to fk a di R C3A.Lm edi- Emnife thapL.,'mwLb gaimautoi 4 u%aci, h Ld"buildmLo,&&w a,vmb rocepade xnll;. F4`Mgrr;irrftiri11k711 LrtiMN".NOL PA-4,6w.]arc bAi.hid1.1I 1hc wl;'61y c4+vrf1tim1 r-1ehlwll an L-xC4wlyd 4aWn"Lon rho fWm#raiAJ*fiM P*WK''4rkS?.a lepl&-WnphLm prvpared b%, an Idaho t.rcehkcd PmF'en m1kal Ldnd'Surhv nw,whkrb nn m iurlodc the a1va L11 Me riMME1k1 immAod h.?LHIHI'I' Jk?and An KI•2"s 11"mmpwO Wr+rp prLd dlsizmI;M lmaik4d EXHIRfI'K1 hL1 ts+Icw F)LMb ekhiN sftluSi be drtk+d-mWnA tlMddhledIFy i F'wRisivhbt l.rnd SulVcyvr. DG 'NOT RECMD. 4. The Cny a h♦Iffkdkan requdldk Lbal.pMald led 1I15galydh 1, ' rtks bL:supplwd Lie d k�f faWd saurlicofimolcrIUM 1I-313-+Lk Thcapp�oni shoaled b1z F quircd lfkw Lvy exhtirlgwrfk of well,rater ibr&pnmern souse. 11 a StTf l.:C Of wd WULL: is dL]L awullatile,a sllt6k-powt cowixClifkd Io i}rtcuminan water y-Yocir1 sliall be required.lfn OVlr Wa n1 ronaacliM is Milir•Li tht dr•L rk6per w dL be rr&pw!kLbk Car Lhe pa.}nkcnr of•try•CIMS Cyr me eoffimm ants petite ru prkwio rN60ngl dc%clnpnt4ni,plan spprvaal. S. A1k4:W adiwfei WML amc uJ6ym ed Io rmu m 1611 6e Subject 1D e%-Aaawm and PCB.. lC ruaA=i3ioLTL& of quv%`l 4d&vW4nA FD by gin.%nnlpLl:r v+L kh MCC. 6. ALI miyalon d6LL:h�1.kmna6. laier.Lla ux dralrkk cKc Imure OfTL&IlaaL weal Lrwly S,nUmmuft6ig. crosmq or lin}'<egr adrJaErm•J.IdaiAllirli un W Ihr urva 1:6rlp 1"isi"kbaw br addralmrdpCf C'DC 1 I-3A-6 In perKwmanu srch-murk,Oie applMranr xrnll.tffgFj •wcdh fdaho('01 e4.2-120 wd my oAgr hppI1L-4kble li—L+I rtytulariott 7 AnywC11a Ihal will q"S4Wn eon kw aW ma4 be prvpsn• I. ' I.v"lmjF14IdahoWA Cerfw cep n SurkdtLrds Ruks ski inivwrcd by Lk Idaho 13,LFan-,11%1c "al%:r PA-vLKdvvIk. Tlkt DI;-rrlopc*'s Enjm F sl1oll PKm Wc a spree vIrl addresa4l whab6m .1i xv wF 6v r ingWi lisin the t5'L 10pinrn, and If wL berg Lh;6-y wlfL Owdmuc 1m be LTwd,a pros LyJE Htourd of char abaftdanmcnc. N. AIk}tklSIN1%StpUe S%gl n wiLhi n LhLi pfr CL&ball be Tcrbuved ftm sm kt ptr City Or&nanre Sedioe 9-14 tad';4 k Comm Cmrol INLTkc Hralth far oba AmrJacrm pi-wedures and r rid petdoft l No 317!�-32 11. 4 .ill izipTmcmmi;rftcd w pukdic life,rafdy tact:hal h Oull kK c-crrt kn d prior 1¢occupant) of 16r 3IirdtwtL-s. III AInA =d0l N nrflLLircd art pw Public Warikl dcL ctL7rnwm 1+=m icht-and wwwrrw: im rnapm1wn fix;**4 T mod durinj kh.0*ri rrs•i;r—prpce!Fs.TwW to Lhe w"WW 4 a pL- alan"nl 4lIer 11. 11 shall be Lh4 re*y, omb4ty gf1he uppllcmi:LgcaWnrlh4v all dc%'elgrmer&I fmimvs ocwrvoywlIh Ilk Jh rtFr1 KJMl--A 11 rh mina ifs Acc&orJ 1hr Fn;r llLreaa rkyt+err. 12. Ap<diranl •hall b4 ne9pgmAk}14 for 4MIKauon and GLwwp1LiGC wFjh wr!r SWi m JIM "dlbnjL lhal ma} Lac rcWrod by the Amy L'wpy of Nipinrrm 13. Dv-crtopt*dhen cocRdnale mailbox k-cnd-s;u 1Sh Ihs'%1f*sdian fto Cffxrc. 14. Cwnpal:LW NN friths steal 17k-mbnllflyd 10 ilk Vrridw k Ildled Uk+panmem Far all building podgyr-mcitiing cnVinecrcd beicLfirl.a4grc W1iap ugylld sr1 aLoP Fill rialcriil. 15. it9c&-ij i enprwr Shali tK rc-quifcd to tcnlfp 9haa ik- kv,x1 trdtL•rlLdk ck%aaL(w49 arc St1 a m ini41L1rn of 3-free alwvv dw h:klam ayLablislncd ped grt•rnd"wr rW%:nLirn This is LR itr6m IIuL L Lwuoln rLi,al Lon Of Lhc 4f2%1 Spatt9 Of herrur5 IS al k-" 1-kNx ob#5 C. 16 The appliCML}dws-iyn%ntzmeo i mll be r+VornilbbC far inw6m rl ofil I irNalion nod cw drauuSu facilitx•wLlklo 16bL prn}w1 LkiL do"tall Imder Lbe jumdicimd of at myIpLuxl ddLrici or ACKID The&c iyo anVkmLwx shall pWidc QMifrcali0h&ens Ok raciliciei teat t b%L"ii"Ited LA aa;xdMruae 5a•ILli16apprmed AMIFnplpnc 1lLhs L•Lf11 MLIY]IL W11J he rel,;M d 136Wra L-011f'1L•ak of 0otupamicy P naurd f6t My slrimb!n:e W41 hrh IhIC pnrj'Lxl 17. AL 11hc 4gmpI611wo of the JwJerl.1lre app]r--n1 dul I he FowncraW to:PubmL r vxIJI!41zawmp per Ihr{il}•of Wtidreh UWCAD unm&"x. Tlwm recnr•d kaa•irgs nrmt he narn-m-d and apvnn rd pnnr io Stec Iswunce ofa anifKation odo•xupancy fair ale} stru ores wFLlnn ck ptvXo. City of Meridian Department Report 0. IV. City/Agency Comments&Conditions 296 IS. A street light plan will geed to be included in the civil eonsiruetimi plans.Stre:t light plan requircmentsare listed in section6-5ofMe Impravemcnt Standards for Sire`t Lig dag.A Copy of tbo Standflrds can 14t found❑t httpJlwww_mGridiaocity.gusIpub lic w{uk9.Asp W=272_ 19, The City of Meridian rcquirca that the owner post to the City a performanec surety in the amount of 121%of tlse total consttuctiau cost for all incompl ete sewer_water and reuse infrastructure prior to final plat signature.This surety wil I be verified by a line item cost mti mate provided by the owner to the City_The surely can be posted in the form of an irrevocable letter of credit,emsh depi k or bond_Applioftnt mu$t file an application frW suWy,which can b-L fbU31d-an Lhe Community Developmot Dk�Mrtmcmt wri}sitc_ Please oonluct Lond Drvoloprnvw Service frrr more information at PI-221 L 20. The{City of Meridian requires that the owner post io the City a warranty surety ill IbC auooulrt of 2D%of the total construction cost for all conlpletad sewer,neater and reuse infrastruccurc for dumlian of two years_This surety will be v erified by a Gee item cost estimate provided by the omrnrr to the City.The sunny can be pasted in the form of an irrevocable letter of cw6t,cash deposit or band.Applicant roust file an application for surety,which can be found-cvn the Community Ucvdc m t Ij�partmant wvb-sitc. Pleusc contact Land DvvVloprncnt Scr3+iec for snare information at 98 7-221 1. City of Meridian I Department Report 0. IV. City/Agency Comments&Conditions 297 H. Meridian Fire Department A full fire plan review shall be completed prior to construction. L Meridian Police Department No comments received. I Meridian Park's Department �WENT�iA� P r Ls and ttc�■i•rriaui Reviewer Kim Wxrm I Parthmys PmpaMmqqer Plinrlef A3 W*k steer 11ermh Pn*a NMprp! Rd"IPWIs FW 14;H 20 7 3 4150-Q.PP. VOW 5.24 TKa L will be req;wr-dear drAWprttaf1 of tie p+opoAdpra*aet; CONDMONS OF APPROVAL- PATHWAYS The prrpr4 aVr yloper shall ftuan and cac&bvO rmdbimr PArhrrio MMidslem with :r+e 1431-atlon and spedfraWns st?t fgrt)fI in the illeNbn Palhwm hOwster Pon Map and llAaFw Pavwaysfllan Oarwnent OtWer 1), AFq Pwowdadmtr.4mik -4 watfwayogr-wrrt Aimtw� wdln+rod llro4&the kpth-aye Pxair[l wlanWv. rnrerrxaur%tA"i Aft 2 Priqrtpfsyl pppFgw;f thg aaplrsarrt"dedkjte a publrc wimp;ww mnl for a Ily WWdr mgti-wW paha'r ptnr�4a and rautrl ai trl+e Flaemlla C1FIil{Gra■IM vn tier rLQMh 7+de d flee prop4rtyr 1MII4 paih+.�Y+�aka dowMe atmawftni+Lce accrxi W9WFKWNIlrtprrIA Nr Nafforand BMrSan Irryatim DkgAt• Emptrmrns shal The a mktirnum of tf'wide f Ur pathway+2'shaLMber Lwrth side). AR pachm"rs shal be k atediteuldeel L wMalowdluAct,ee mmUumLeupermkWonIss�spmiikANadealnedIWw the j&e&nlr� rrrl pficm d4u--C.6VWffM f c� y�'ItHr 4d��d tv M4&4.v 4 'f yz 011Ik *Mw publir ROW L�FF'#Pr[�4F��+r}'�+r{ptRf�f��4�rf�p[lR'SS 1'a7FrAFnr j�rbrrrt��aler�rfs o��dn41t►���p4trri�F Amm P*rW L fi.Ar ArW 1njNL•law' ;Whkoys mr poird v ,I-on _dr —i-d rKd". — rNtsmr dMded by Woje€i chlI erbineiw in accord with UDC 11-Ik-6 and 11-3&12. Rf w to di"a"Yal iMe ipplieaflri evgMe'f 9M prftWe awfluen 66awft'flli'UM dw ffm pmhmWwSYn-ent was 4on51rULted p" the rrsminrrrLdLrd Lppcsrfications. d Tl7e oww cf Um p Wf" affftted by eKh p,IbGc Kieis eaae-ent shall ftane an 4MPM 01AP l M to Rlalf ENM the mllo-ule p IlWay. 5. C high open verve fen€I^Rshay kc weLialk+d hetwgr..n pathways and lkwl ura"r mgatrpn canals aced lalgrak womalk,a irkgp*meri&w Pomwwo mauee Pw,cmpw, 3.pace i•5. Aaothef Ofrxe delalli per UUC Ti1- 3A-7. The Flwe HIE Pathway ispwbThw waitmsoft conditlon does rratapply. -1� Prope l dewclopec chill he responsdAr farabUdOng semi&aWmment and odwF pennisskzn(sl ai Tegwrsd iw wAryclwl wdt+r+Hng~dlaickl lr�4RMnts- 7 Should"dwropwcp ni%t trr[r ran thrw amcli lam orappruvat and rhr requlronrn►ttiraf rfre Irrlpatlon ftoiM ¢wcpl%w OLall wwk vyh Pathwarp Pn*Kt Manager-oacfhkw p Pathwaydinign r!42t maw bath-CRV and trkplan dLtrl[r obitalwai [KV Mgwtremertti a,30gicd tMrar eat Inw am 11ry Intl mded q4] overrrde#o eofthebrrUWior%dMve ha,nr gltrts6wan o%*r rN NrWctarea. p�'a o7 li.iA 298 1 Rolling Hill/ MER24-0058 / H-2023-007OF ] K. Community Planning Association of Southwest Idaho(COMPASS) See public record L. Irrigation Districts 1. Nampa&Meridian Irrigation District i tin FiRi:SIRES 30 M '--PA 11-Oa1 l-01S FAA Arms,*04M —Am QFFCE: wari-aa ZZ4dS-?W1 Auy&24't Cry-Cwk'i(A I'-,C CiiyofNkw6diw 33 F_EWOAdYL-aYAVLI-W.err-lr 102 UQrWiwD.In 93642-:6L4 ��k ��-'�0�'�-�IM71��7inR kfYl� It60 l#21Y 1�lpk ti�Iu1Hd1�kWl�d�TO �{I'1•atlitld IkAI Ta�firu m�b'Iq CYalolr� Naerrpa*h rklien Wpii:im 17*01rl{NMID)Ngmr%3 i f k4 Lend Un GUW ApTLJUUkSu 41 Kvlem P&M W th l -III pri+#�1#lerels�wane;s;}'s�I.AYYF�e41c i The f1i��Fivr 111ik gain«Fm,eR�� Yhe neeeh bwwhuy of this Wpb-q. I he•Dimiim ft tmem for the Firs Mile Dkein m Ph is I.km*m Is a aFinimrin of forty fod(W)tciLR.4wwity fed CM e+:F ridr Thir�nt Uud be prefiNEW. Ahat dal erit rrl■ApW Lilwort AIMM4 t ear appra+od plaa btftm omwWwWo 4 M bk All tnu-#wW 1x#sx&04r a mws1—bL i ra lid ion:tilt, tf mw wnwwrpW-wr ¢raimar Ietrs 1W ,nrr.SWD muoi tov w dmingv p1m.br%-tlopw mFretafo*vpllkldeliloCa 13I-M.Plleru bd fm to wm=l me for further information DovJd T.MwW1 Apt.W#kr$ippn{nk%iderrl Salrrpe& lkmhmI"atian Dt"a VT D'aaI �c. odfilm Sk S.P*Nk-W * Wrilfr Apo4krm �. IF AW MDR egpffil-7 llllwdl�-4)-]W 299 2 Rolling Hill/ MER24-0058 / H-2023-0070 M. Central District Health Department See public record N. Idaho Department of Environmental Quality(DEQ) See public record O. West Ada School District(WASD) or Other District/School 1. Kuna School District See public record 2. West Ada School District See public record 300 3 Rolling Hill/ MER24-0058 / H-2023-007OF ] P. Ada County Highway District(ACHD) +,rd Fa naaeNx Prtudena +1lmdt GaMa.vice presye•ra ACHD �i�.w�r�u�r�lww= Z�Mj&WMMIO 0m*WMrm" nwirnliiia.arw Ewe: JuIY3, 2024 Ta. ]me f elgado.via ernail Staff Contact Ka raRLeigh Troyer.Plan r4er PwojoctDescrlpxIm Tfie apoloant is t"ueuingp approval of are amexxiorr and daioniii ur&DWrnit apDphicibl"fix thic dMIo ment of-a154-uNt rnultifarr I y deve4ap-eient on 534-acres— Ttip Gerwailon, Tres deve opment rsesvrrrated x-ge me vohic a trips Wr CW and 'n vomicLe taps pw hieup in the PhA peak Maur, 4ased *n the Irtsmuse of Ttarl frtalmart EnvineusTriP"r+,uatiion Miprival.11'edilw�n. ■ ■>10-510.15 Area MMKft Willi nmilftAICHEYI • Yes is Trans�t AvaFlable, -Commenm conmcd-ing_Mu to moFe Ada Comm)H.*"rjp%T•37M Adi :&Sup"•Cyr C3,IDS•09U-Pk M WMiM-FX Wa5D•*wMf"kLjhpVV 301 4 Rolling Hill/ MER24-0058 / H-2023-007OF ] Development Services Department -A�Nw _*f A C H D connecting you to more Project/File: Rolling Hill /MER24-0058 / H-2023-0070 This is an annexation and conditional use permit application for the development of an 154-unit multifamily development on 5.34-acres. Lead Agency: City of Meridian Site address: 1560 S Rolling Hill Drive Staff Approval: July 3, 2024 Applicant: Jorre Delgado JD Planning & Consulting 1109 W Main Street, Suite 700 Boise, ID 83702 Staff Contact: KaraLeigh Troyer, Planner Phone: 387-6391 E-mail: ktrover(a)achdidaho.ora Report Summary: ACHD Planned Improvements.............................................2 Level of Service Planning Thresholds..................................2 A. Site Specific Conditions of Approval.............................3 B. Vicinity Map .................................................................5 C. Site Plan ......................................................................6 D. Findings for Consideration ...........................................7 E. Policy......................................................................... 11 F. Standard Conditions of Approval................................ 17 G. Conclusions of Law.................................................... 18 Request for Appeal of Staff Decision................................. 19 302 5 Rolling Hill/ MER24-0058 / H-2023-0070 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Cloverdale Road is scheduled in the IFYWP to be widened to 5-lanes from Victory Road to Overland Road in 2026. • Rolling Hill Drive and Bridge #1218 is scheduled in the IFYWP to be replaced in 2027. • Overland Road is listed in the CIP to be widened to 7-lanes from Cloverdale Road to Five Mile Road between 2036 and 2040. • The intersection of Overland Road and Cloverdale Road is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and signalized between 2026 and 2030. • The intersection of Overland Road and Five Mile Road is listed in the CIP to be widened to 7- lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and signalized between 2026 and 2030. Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Overland Road 475-feet Principal Arterial 1,028 Better than "E" View Circle 323-feet Collector N/A N/A Rolling Hill Drive 464-feet Local N/A N/A * Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). * Acceptable level of service for a two-lane collector is"D" (425 VPH). ** ACHD does not set level of service thresholds for local roadways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Overland Road west of Cloverdale Road was 22,805 on October 21, 2020. • There are no current average daily traffic counts for View Circle and Rolling Hill Drive. 303 6 Rolling Hill/ MER24-0058 / H-2023-0070 A. Site Specific Conditions of Approval 1. Repair or replace any damaged or deficient transportation facilities abutting the site on Overland Road consistent with the current version of PROWAG. 2. Construct an 8-foot wide planter strip and a 10-foot wide multi-use pathway abutting the site on Overland Road to tie into existing improvements on either side. 3. Dedicate right-of-way to total 62-feet from centerline on Overland Road. 4. Dedicate right-of-way to extend 2-feet behind back of sidewalks abutting the site. 5. Construct View Circle as '/2 of a 36-foot wide residential collector roadway with curb, gutter, and a minimum of 7-foot attached sidewalk or 5-foot wide detached sidewalk with an 8-foot wide planter strip. 6. Dedicate right-of-way abutting the site's northeast property line to accommodate the future construction of a planned collector roadway, as shown in site plan on page 8. 7. Construct Rolling Hill Drive as'/2 of a 36-foot wide local roadway with curb, gutter, and 5-foot wide concrete sidewalk abutting the site. 8. Install a sign at the terminus of View Circle stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE." 9. Close 22-foot wide existing driveway abutting the site on Overland Road with an 8-foot wide planter's strip and a 10-foot wide multi-use pathway. 10. Coordinate with the owner of the parcel surrounded by the site to close the existing driveways on Overland Road and provide access to the neighboring parcel internally through the site. If the driveways cannot be wholly closed, the applicant shall close the portions of the shared-access driveways that abut the site on Overland Road with an 8-foot wide planter's strip and a 10-foot wide multi-use pathway. 11. Construct a 27-foot wide curb-return type driveway on View Circle located 302-feet east of Rolling Hill Drive. 12. Close the four existing unimproved driveways abutting the site on Rolling Hill Drive with curb, gutter, and 5-foot wide attached sidewalk. 13. Construct a 27-foot wide curb-return type driveway abutting the site on Rolling Hill Drive located 191-feet north of Overland Road. 14. Provide ACHD approved plans for the crossings of Fivemile Creek prior to the pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 15th. The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 15th may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 15. Other than the access specifically approved with this application, direct lot access is prohibited to Overland Road and View Circle. 304 7 Rolling Hill/ MER24-0058 / H-2023-007OF ] 16. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 17. There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 18. Comply with all Standard Conditions of Approval. B. Vicinity Map va '''F'`Uie�rr Cyr. Ila- w I t7verlanrf'�fid —� - �"+ s f _ �EyEs�ieraiitt1S_k ti , M�i ry"� a. 305 8 Rolling Hill/ MER24-0058 / H-2023-0070 C. Site Plan PROPOSED FUTURE COLLECTOR STREET —' 1_ ` _ ----- ----- _.__ f1.\ — — — — — — — — — --- -� _ unFAuoFlE N wtED9IYm VIEW a - ------------ c roccr --______ -- __�_ — -- — --I—' roon,Ecraismms\z e n i I ewfen e I u\NIOI.E1 g 1 ® �'- Bunn nG TYPE w I I o� 0 y WELLIIGUm WUWEL—UN- $ I I I I I I " I I �ro I I ava Q 6 I M I 0 - H I I tl HRnvett PnZZ ' + W , I tl I I I I I ra�r��, •-•.� Rlelcr¢ewuK � '�w 11 III I PARCEL NOHN-SCOPE .� I a I I _ _� 1 I I•I — --- --` g— — — ----- 1-- 5 �'-�zp���P�gs I F RI I I i — -- — -- — — — -- -- --————— E OVERLAND RDI 306 9 Rolling Hill/ MER24-0058 / H-2023-0070 D. Findings for Consideration 1. Overland Road a. Existing Conditions: Overland Road is improved with 5-travel lanes, vertical curb, gutter, and 7-foot wide sidewalk abutting the site. There is 110-feet of right-of-way for Overland Road (47- feet from centerline). b. Applicant Proposal: The applicant is proposing to construct an 8-foot wide planter strip with a 10-foot wide multi-use pathway abutting the site on Overland Road. c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and should be approved, as proposed. The applicant should be required to tie in the proposed sidewalk with the existing sidewalk on either side. The applicant should be required to dedicate right-of-way to total 62-feet from centerline on Overland Road. The applicant should be required to repair or replace any damaged or deficient transportation facilities abutting the site on Overland Road consistent with the current version of PROWAG. 2. View Circle a. Existing Conditions: View Circle is improved with 2-travel lanes and no curb, gutter or sidewalk abutting a portion of the site from Rolling Hill Drive running 350-feet east. View Circle is not constructed abutting the remainder of the site. View Circle terminates in a cul-de-sac turnaround. There is 50-feet of right-of-way for View Circle (24-feet from centerline). b. Applicant Proposal: The applicant is not proposing any improvements to View Circle abutting the site. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to construct View Circle as '/2 of a 36-foot wide collector roadway with curb, gutter, and a minimum of 7-foot attached sidewalk or 5-foot wide detached sidewalk with an 8-foot wide planter strip from Rolling Hill Drive to the existing terminus of View Circle 350-feet east of Rolling Hill Drive. The applicant should be required to dedicate right-of-way to extend 2-feet behind back of sidewalk. 307 10 Rolling Hill/ MER24-0058 / H-2023-0070 ACHD's MSM shows the extension of a collector roadway extending from Rolling Hills east to intersect Overland Road in alignment Movado Way. " F OL IN- *New collector shown in blue dashed line The applicant has worked with the City of Meridian to determine an alignment of the new collector roadway, as shown below. To accommodate the future construction of the collector, the applicant should be required to dedicate right-of-way at the site's northeast property line, as shown on the site plan below. PROPOSED FUTURE COLLECTOR STREET FIVE MILE CREEK Needed Right-of- --- --- ---- Way Dedication __ -- - �- ---- mot- -�----�.-- ------------ o \ i-iTDN1E5 I w DWELLwc UNTS I i I ++ I -- --- -- -----------i 308 11 Rolling Hill/ MER24-0058 / H-2023-0070 3. Rolling Hill Drive a. Existing Conditions: Rolling Hill Drive is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Rolling Hill Drive (26-feet from centerline). b. Applicant's Proposal: The applicant is proposing to construct curb, gutter, and 5-foot wide attached sidewalk abutting the site on Rolling Hill Drive. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to construct Rolling Hill Drive as '/2 of a 36-foot wide local roadway with curb, gutter, and 5-foot wide concrete sidewalk abutting the site. The applicant should be required to dedicate right-of-way to extend 2-feet behind back of sidewalk. 4. Stub Streets a. Existing Conditions: There are no existing stub streets to or from the site. b. Applicant Proposal: The applicant is not proposing any stub streets. c. Staff Comments/Recommendations: Because View Circle will be extended as a collector roadway in the future, the applicant should be required to install a sign at the terminus of the roadway stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE." 5. Driveways 5.1 Overland Road a. Existing Conditions: There are 3 existing curb-cut type driveways abutting the site on Overland Road located as follows (measured centerline to centerline): • A 37-foot wide driveway located 117-feet west of Movado Way. • A 43-foot wide shared-access driveway located 247-feet west of Movado Way. • A 22-foot wide shared-access driveway located 332-feet east of Rolling Hill Drive. b. Applicant's Proposal: The applicant is proposing to close 22-foot wide existing driveway abutting the site on Overland Road with an 8-foot wide planter's strip and a 10-foot wide multi- use pathway. The applicant is proposing to close the portions of the shared-access driveways that abut the site on Overland Road with an 8-foot wide planter's strip and a 10-foot wide multi-use pathway. c. Staff Comments/Recommendations: The applicant's proposal to close the 22-foot wide existing driveway meets District policy and should be approved, as proposed. The applicant's proposal to partially close the existing shared-access driveways meets District policy. In accordance with District Cross Access Easements/Shared Access Policy 7202.4.1, staff recommends the applicant coordinate with the owner of the parcel surrounded by the site to close the existing driveways on Overland Road and provide access to the neighboring parcel internally through the site. The pathway should tie into the existing attached sidewalk on either side. 5.2 View Circle a. Existing Conditions: There are no existing driveway from the site onto View Circle. 309 12 Rolling Hill/ MER24-0058 / H-2023-007OF ] b. Applicant's Proposal: The applicant is proposing to construct a 27-foot wide curb-return type driveway on View Circle located 302-feet east of Rolling Hill Drive (measured centerline to centerline). c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 5.3 Rolling Hill Drive a. Existing Conditions: There are 4 existing unimproved driveways abutting the site on Rolling Hill Drive located as follows (measured centerline to centerline): • A 16-foot wide driveway 50-feet south of View Circle. • A 19-foot wide driveway 109-feet south of View Circle. • A 35-foot wide driveway 244-feet south of View Circle. • A 21-foot wide driveway 140-feet north of Overland Road. b. Applicant's Proposal: The applicant is proposing to close the four existing unimproved driveways abutting the site on Rolling Hill Drive with curb, gutter, and 5-foot wide attached sidewalk. The applicant is proposing to construct a 27-foot wide curb-return type driveway abutting the site on Rolling Hill Drive located 191-feet north of Overland Road. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 6. Bridge for Fivemile Creek Crossing The District will require that the applicant submit the bridge plans for the crossing of the Fivemile Creek for review and approval prior to the pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 151h.The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 15th may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 7. Other Access Overland Road is classified as a principal arterial roadway; View Circle is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. 310 13 Rolling Hill/ MER24-0058 / H-2023-0070 F ] E. Pow 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. Overland Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 7-lane street section shall be 81-feet (back-of-curb to back-of-curb). This width typically accommodates three travel lanes in each direction, a continuous raised or landscaped median with intermittent turn lanes, and curbs and gutters. A 7-lane road shall also include a minimum 10-foot wide multi-use path outside the curb line on both sides with an 8-foot wide buffer from back-of-curb. Other Level 3 bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the discretion of the ACHD Development Review Supervisor. The standard right-of-way width for a 7-lane arterial is 124-feet. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. 311 14 Rolling Hill/ MER24-0058 / H-2023-007OF ] No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District's planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum ?-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of- way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Overland Road is designated in the MSM as a Mobility Arterial with ?-lanes and on-street bike lanes, a 99-foot street section within 124-feet of right-of-way. 5. View Circle Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. 312 15 Rolling Hill/ MER24-0058 / H-2023-007OF ] Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right- of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of?-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). 313 16 Rolling Hill/ MER24-0058 / H-2023-007OF ] Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of View Circle is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 50-70 feet of right-of-way. 6. Rolling Hill Drive Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane and bike lanes. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7208.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 7. Stub Streets Stub Street Policy: District policy 7206.2.4.3 (collector) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 (collector), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the 314 17 Rolling Hill/ MER24-0058 / H-2023-007OF ] terminus of the stub street stating that "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4 (collector)requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul- de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 8. Driveways 8.1 Overland Road Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. 315 18 Rolling Hill/ MER24-0058 / H-2023-007OF ] Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which "is permitted for use until appropriate alternative access becomes available". Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 8.2 View Circle Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. 8.3 Rolling Hill Drive Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 316 19 Rolling Hill/ MER24-0058 / H-2023-007OF ] 7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 9. Traffic Calming Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 10. Tree Planters Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 11. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 12. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. F. Standard Conditions of A1212roval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 317 20 Rolling Hill/ MER24-0058 / H-2023-007OF ] 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD requirements . The applicant's enaineer should provide documentation of compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled)are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers)for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property, which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. G. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 318 21 Rolling Hill/ MER24-0058 / H-2023-007OF ] Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at https://www.achdidaho.org/home/showpublisheddocument/452/63824323170837000O 319 22 Rolling Hill/ MER24-0058 / H-2023-0070 Q. Idaho Transportation Department(ITD) See public record V. FINDINGS R. Annexation and/or Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the Applicant's request to annex the subjectproperty with C-C zoning and develop with a multi family development and a vertically integrated residential project on the site at the densities proposed is generally consistent with the Comprehensive Plan per the analysis in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to the C-C zoning district complies with the purpose statement of the commercial districts in that it will provide for the retail and service needs of the multi family development and community in accord with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed uses should be compatible with adjacent uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City services are available to be provided to this development. Comments were received from WASD on this application that are included above in Section VIII.L. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the city if the Applicant complies with the recommended conditions. S. Conditional Use(UDC 11-513-6E) The commission shall base its determination on the conditional use permit request upon the following: City of Meridian I Department Report 0. V. Findings [320] 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-C zoning districts (see Analysis,Section III.for more information). 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff finds that the proposed use is consistent with the future land use map designations of MU-R and is allowed as a conditional use in UDC Table 11-2B-2 in the C-C zoning districts. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the area's character. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. The Commission and Council should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Staff finds that essential public services are available to this property and that the use should be adequately served by these facilities. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. All public facilities and services are readily available for the subject site so stafffinds that the proposed use will not be detrimental to the economic welfare of the community or create excessive additional costs for public facilities and services. 7. That the proposed use will not involve activities or processes,materials,equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes,glare or odors. Staff finds that although traffic is sure to increase in the vicinity with the addition of more residential units, the addition of the multifamily in this will not be detrimental to any persons, City of Meridian I Department Report III.C.5.Multi-Family Development Analysis property or the general welfare by reason of excessive production of traffic, noise,smoke, fumes, glare or odors. City of Meridian I Department Report 0. V. Findings [321] 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff is unaware of any natural, scenic, or historic features within the development area, therefore, stafffinds the proposed use should not result in damage to any such features. VI. ACTION A. Staff: After reviewing the project for compliance with the city's comprehensive plan and unified development code,staff finds the project meets the intent and complies if the applicant adheres to the conditions outlined in Section IV per the Findings in Section V of the staff report B. Commission: Pending C. City Council: Action Pending. City of Meridian I Department Report 0.VI. Action 322 1 1 1 rr -77777-7 ■ s ''.° ! I � - 1wy �, Yii- •4rt •a tit. OVERLAND .! 40 ill. ilk are T \Nr TRt on 1-+ 0, in ry}s ql,rN �' v_.. 11 %11111111111►I no\Ii■■m■■g1A�I�1�I��I ■� .��►�►ao�• � ,IIIIIIIIII=�♦, ���■111111111111 i illl■u- ����I��\t\�\� 84 �i\��i:: tiiniii ,III�IIIIIII�CIII■i■i'■I'lllll' ids..■�VannuQ. 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"11 1 Service Accessibility Report PARCEL R75S5000790 SERVICE ACCESSIBILITY Overall Score: 28 28th Percentile Location Within 112 mile of City Limits YELLOW Extension Sewer Trunkshed mains -� 500 ft.from parcel GREEN Floodplain V ithin 100 yr floodplain & < 2 acres RED Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathwa;rs V ithin 114 mile of future pathways "E__04 Transit V ithin 114 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration(#of lanes in master street= GREEN plan) matches existing (#of Varies) School Walking Proximity From 112 to 1 mile .walking "E__04 Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report 0.VII. Exhibits 325 IY - ■ ■ . . IRR a � tlitli� � e j,i � �I//r/rF_J� ■o F. Landscape Plan(date: 5/23/2024) Wstudia �z w _ I l i i I z H ._.._......_ i , J Q ----- ---- ---- ------ - - WNCGf�PE C4E.i'.E:. L100 City of Meridian Department Report 0.VII. Exhibits 327 G. Qualified Open Space Exhibit(date: 5/23/2024) ----------- -- ----- ------------------ 5tudio -- _ - - ---------------------------- - n---------------- En �9441� _ _- 1 L___------_________— --------'._.______—.--�-__—_ ____ .�t Cd1YON�rM SPlIE 1 __T-` xEM�ae S v � 1 I I — ..: J I I o. VJ F- I LLI , IZ zo ___ I II ww __________ rcesu� -x f%L _ r - _ - --------------------------------- svnrt� A102 City of Meridian Department Report 0.VII. Exhibits 328 H. Pedestrian Circulation Plan(date: 5/23/2024) studio - - --- -- --- - -- _ - ___.--- ---- -_ ------------------------- __ _ -- - - -•. t -- - _ ., _. � I LU �w a a a w z z wn _ 0 Qa ---------------- -------------------------- E��o vmes�x aacuunox d -® A 10 1 City of Meridian Department Report 0.VII. Exhibits 329 r� o a® a oo o a0 0.0 om ��411���1■I� C7. ILIA L. rl.11 .�. .I. IL II as. ILIJn�i� _ 11■LIL��---���--- NMI i ICI NMI---��! --- phi■■In ��:�� rs NMI; a: n :I: II:1 n1I'.I11:1 �10n 1 11 IAll 1 ii 1- � it 0.11 _ a Ioii� i� 'Ia - - --- - - - - --- - -- - -- --- - - ���III��. r'.,I�, II■■1 �I� rl �I. .I. ,n .I. �I�i �I� I■ - - �N11 I■II ■II I■II ■■ .. ILII I■Il II.EI iWN NMI i wi--- �n +'1 ":`.1 II:II II:Il :I: G:i :I: I1I1 1::1 II:Ii •-• I:P ��� OWN. .e1� I _ m iie. 1�■I n l■I n I■I 1■I .. i.-.` .■ 1.1 �-I.I onIII NOR. 1" NMI III 1�■I I■I I■I - I■I ■■ ■ II■1 I■I - I■1 - 11■1� �� ILII 11 �LI:I �� lull .I. �� JI Ij.11 11 I_I-ICI �1 1.1 as oo sa o 0 m0 1 ■ I I■1 1■1 F11 1O1 I_■ ■ ■■ i i■i i■i i.i • •I• II■■ II■II ■■ II■II ■■ fl■II -- 101 10_ _ NMI ri 111112 On imp all = �;�;�"■� ���I� 11"�;■;� �■ �;■�I �■ ■I■ � = I ■I I■I I■� I■I ■ ■■ Studio P-0 �o....a...... a:]-- F—1 0 0 o 0 0 o F ---;�6 Z wq� p w aw El a ® AM ® — J � $ ® F z z J w o JD w o n sui�uc e�vanou.wFsr Q' F acasorx ® ® r� ® �..� ewuaxcnvEti ® ® - Evn west Fas A202a studio w CL w a ¢8 0 e = W � - � = z � J w gQ O z r�eui�owc E--T H w3 Ell /� (} euaoixc E�Evarox-East A202 b City of Meridian Department Report 0.VII. Exhibits 331 studio LU studio —IGAL BUILDING RENDERING _...e.",,._...,_....T..a,.a. a W Q L a a = W i 2 Z J l!J Ea t, O z � hz: S..w. L,.....s...n+.n PF]VDFfiINGD A901 City of Meridian Department Report 0.VII. Exhibits 332 J. Annexation Legal Description&Exhibit Map EXHIBIT_ ANNEXATION DESCRIPTION FOR ROLLING HILLS NO.1 All of Lots 1, 3,4 & 5 and a portion of Lot 2 in Block 1 of Rolling hill Subdivision,according to the official plat thereof,filed in book 18 of Plats at pages 1202-2203,Ada County Records, lying within the SW 114 of the SE 1A of Section 16,Township 3 North,Range 1 East, Boise Meridian.located in the County of Ada. State of Idaho,being more particularly described as follows: COMMENCING al the South 114 corner of said Section 1$from which the Southeast corner of said Section 16 bears South 89'13'12`East,2676.93 feet:thence on the South line of said Section 16,South W13'12'East, 356.06 feet to the centerline of S.Bolling Hill Dr_and the REAL POINT OF BEGINNING; thence on said centerline, North 0`06'35'West,535.60 feet to the canterline of E.View Circle: thence on said centerline, North 8a'21'00"East,275.85 feet; thence continuing on said centerline 64.14 feet northeasterly on a curve to the left, having a radius of IW.00 feel, through a central angle of 36°45'00`and a long chard which bears North 70'51'l4`East, 63.05 feel: thence South 0'39'38"East, 45.00 feet lot comer common to said lots 2$5; thence on the North line of said Lots 1 $2, North 88'21'00'East, 333.54 feet to the Northeast corner of said Lot 1: thence on the East I ine of said Lot 1 and the Southerly extension thereof,South 0'02'44-West,527.28 feet to said South line of Section 16; thence on said South line. North W13'12'West, 165.82 feet. thence on the West line of Lot 1 and the Southerly extension thereof, North 0'01'59" East. 330.03 feet: thence North 89`13'12'West, 167.29 feet to the East line of said Lol4; thence on the East line of said Lots 3&4 and the Southerly extension[hereof, South 0"05'39'East, 330.94 feet to said South line; thence on said South line, North W13't 2'~Nest, 335.77 feet to the REAL POINT OF BEGINNING: Containing an approximate area of 6.90 Acres or 309,722 square feet, more or less. }NL , A0 o 1" 811 ��?z31L3 0 r 10IN OF S. G L City of Meridian Department Report 0. VII. Exhibits 333 ROLLN6 HILL SL4bl W15ION RLXK I t+ar2l'OVE FM 85' 4-95 COO' T E. EYE R, N54°21:0�'� 333 "�+_ � I I � ±6_$0 ACRES_ ±300.722 5Q. FT. koLLIN&K LL +�+ BLOCK ci LP aC7 is PARTLo I E. OVER ANO 00_ t N W!a Orl W �y 33646E N 99u23'120 2676.91' 5U ]6R I gASIS OF 9EARI1&S SOUTHEAST CC4� WAVE TA&W ,,{8111 COWE RADIUS LE r.TH N3LTA 04C&b CH00#DIST. IZA0 }` VALLEYot 4'0 AMWXATFQN VCWZMTZAAW7M FOR -MoJECTwo iF LAM-91. " kOLL N&HhIS NO.. 1 z3,LW mar&= i Y k g pu pr r.f qw: d{Jr Ibf M 4 A W Wkrt hPW I ..•..+.f•'.�+ftF•.. eo ATFD IN7kF fot& M QF ADA $FATE LYr Mamo 1 OF 2 City of Meridian I Department Report 0. VIL Exhibits F334] E IDIAN;--- Applicant Presentation The Gateway October 3, 2024Commission Planning and Zoning City of Meridian at 10 Mile Project Location & Background Project Location & Background Approved Site PlanExisting Zoning Development Agreement 585 DUs). -(312 DUsbased on total acreage 15 DUs -range of 8Must have density •preservedCivic Lot to be •per the concept planDevelop the property • Preliminary Plat 6 Common Lots•2 Civic Lots •13 Residential Lots•17 Commercial Lots• R future transit centerArea preserved for •390 Total Units•townhome buildingsstory -Five 3•buildings style apartment -story executive-Six 4•Approx. 16.3 acres•future transit centerArea preserved for •390 Total Units•townhome buildingsstory -Five 3•buildings style apartment -story executive-Six 4•Approx. 16.3 acres•40 Zoning District- R Bike repair station•Dog park•spacesTwo 5,000 SF open •Pickleball court•Fitness center•Swimming pool••Bike repair station•Dog park•spacesTwo 5,000 SF open •Pickleball court•Fitness center•Swimming pool••Amenities –40 Zoning District - R open space standards Exceeds all applicable •open space standards Exceeds all applicable •Open Space Plan –40 Zoning District - C usescommunity serving Neighborhood and •opportunitiesEmployment •focused -Pedestrian•15 buildings proposed•Approx. 22.67 acres•G Zoning District- Site Circulation pedestrian circulationpathways provide pedestrian circulationpathways provide bicycle transportationvehicular, pedestrian, and Roadways corridor provides bicycle transportationvehicu lar, pedestrian, and Roadways corridor provides Pedestrian Oriented Design Right RIRO–Access C (Future)Wayfinder Full–Access A RIRO-Access B Service) at Accesses A and CImproves operations (Level of •Reduces trips at Accesses A and C•Improves connectivity•Benefitsapproved all accesses. Ada County Highway District •signal.RIRO is located 825 feet north of •Ten Mile Roadpoints into two access points on Consolidating four existing access •FactsService) at Accesses A and CImproves operations (Level of •Reduces trips at Accesses A and C•Improves connectivity•Benefitsapproved all accesses. Ada County Highway District •signal.RIRO is located 825 feet north of •Ten Mile Roadpoints into two access points on Consolidating four existing access •Facts Out (RIRO) Access on Ten Mile Road-In / Right- Right RIRO-Access B Raised median•turn lane -rightSeparate northbound •performance:operations and safety Design features to enhance Raised median•turn lane -rightSeparate northbound •performance:operations and safety Design features to enhance Out Access on Ten Mile Road (Design)-In / Right- Access Locations for Nearby Properties 3 Accesses6 Accesses5 AccessesWayfinderConnection to Accesses + Future 3 Proposed Wayfinder Ave Full AccessIn Access -Out/Left-In/Right-RightOut-In/Right-Rig htOut Access-Right Ten Mile RoadFranklin Road505’825’BA565’680’C390’405’395’335’375’435’520’315’400’625’480’450’ Thank you this project.the City as we continue forward to working with request, and we look Staff supports the Plan. and the Comprehensive comply with the TMISAP been designed to City’s goals, and has is consistent with the The Gateway at 10 Mile